> I rent. Right now my house cash makes $2,600 after taxes by putting it in T-Bills. This effectively drops my rent to $1,300/mo vs buying and spending $3k/mo for mortgage, taxes, insurance, HOAs and maintenance.

By my math this puts your "house cash" at around $600k[0]; the vast majority of your generation (and, for that matter, the vast majority of all Americans) do not have that kind of money to invest; their "house cash" is maybe enough for a 10% down payment on a house in the exurbs or a 1 bedroom condo. That said, I wish more people in your position would rent -- far too many would view $600k as an opportunity to buy multiple "cheap" properties as rentals.

[0]: $2600 per month is $31200 per year; to earn $31200 per year with an effective interest rate of ~5.17%[1] would require a principal of 31200/0.0517 ~= $603k. [1]: https://www.marketwatch.com/investing/bond/tmubmusd01y?count...