Q1: which ones can achieve capital appreciation while generating consistent income?

Clearly properties can, but is that the only asset class?

REITs? Not sure. See other post.

HY bonds can pay good coupon dividends, but capital appreciation is rare.

I think growth stocks can have fastest capital appreciation, but generally don’t pay consistent dividends. In contrast, I guess utility stocks pay consistent dividends but without comparable capital appreciation.

Q2: Are there reliable stocks with consistent dividend history + capital appreciation potential? Look at https://tanbinvest.dreamhosters.com/2017/01/20/attractive-assets-must-be-expensive/. Whatever the company size and location,  investors the world over would be interested. It’s  easy to buy a small amount and exit any time, so the risks, liquidity, information availability and mind-share … is ten-fold better than any property in any (global) city. Such a poster boy is sure to trade a premium, therefore limiting its room for further appreciation. If it’s not traded at a premium, then there must be something unfamiliar or unsavory about it.