Questions='/Users/User/Stackoverflow/Questions'

Address='My address'

$Questions
$Addres

sed -e "s|@QUESTIONS@|$Questions|g; s|@ADDRESS@|$Address|g" file.txt

echo "$Questions"
echo "$Address"

$ source my_file

$ . my_file

export Questions='/Users/User/Stackoverflow/Questions'
export Address='My address'

cat <<END
[your text]
END

export Questions='/Users/User/Stackoverflow/Questions'
export Address='My address'