20-30% irr is not very high given the risk involved. a lower risk portfolio that is leveraged can give you this return quite easily (in a mechanical sense). in that case you have or take a low-risk low return investment and add risk and return by adding say 10x leverage to a 3% return.
In this case, the more relevant number is $$ in and $$ out. and also the optionality to continue the business going forward. That is what seperates the two cases out, and arguably make the one quite distinct from the latter.
