I enjoyed reading the responses--one and all. I really think we have a severe liquidity/debt crisis. But I'm also a partial optimist. I think if we have a crunch soon it may not be so severe as to ruin a fair number of lives and retirements. If the market drops about 25% and people start to realize that living regularly beyond their means (i.e. they screw their heads on a little tighter), then things will start to get better. Everyone here understands the dangers of leverage. I believe it's going to take a few mild shock treatments though.
I've read a couple of good historical analyses (sp?) of recessions/depressions/bubbles, and the one thing that stands out about them was this pattern (separate from the liquidity pumping that occurs in all of them): They start with a fad of great expectations, e.g. South Seas Bubble, Tulip mania, our first tech bubble in 1929. The bubble pops and stocks go down for a couple of years. Then the "confidence bubble" starts, e.g. the recession is over, buy, buy; it can't happen again so quickly; don't worry, be happy. Everybody piles into the new bubble (housing anyone?) that has been immune to real recessions for many years. Then pop again! There is always that mild recovery and confidence that the recession is over. Look at the the 1920-40 charts. Look at where and when the serious dip occured. There is always that first, then second serious dip in the bigger cycles.
Allen Greenspan has been blowing serial bubbles in the economy and he is now preparing (by raising short bond rates) for the next pop. I, personally, don't think he'll be able to muster enough amunition unless people begin to see all the manipulation going on over the past twenty years. I believe things will turn out OK, but we need a little shock treatment first. Otherwise, we hyperinflate ourselves into oblivion--German wheelbarrow money. And we all know the consequences of that untidy mess. I see a nice little recession as our salvation.
I also hope I'm wrong about this entire mess.
This is a somewhat tangental issue: When people look at buying RE for gain, they need to look at two due diligence processes: First, the regular slice and dice stuff such as income, expenses, mortgage payments, etc.--there are a few hundred items. Second, they have to examine the external factors such as whether there is a bubble and what will happen if it pops. Will there be clients willing to pay you? Or if the economy crashes will they move home with their parents?
Can you hold out without income for a substantial period of time? How substantial? Remember the best time to buy RE is from the bank in forclosure. This will depress prices even further. Make sure you have made your self bullit proof to your own worst case scenerio.
Don't tell Martha I wrote this; it scares the bejeezus out of her when I talk this way
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Always follow your own plan, but make sure it's flexible enough beforehand for you to stick to it--otherwise you end up running off the edge of a cliff with the rest of the herd. Then you join them in the capitulation frenzy. I'm done talking about this stuff for quite some time now. I'm going back under the bed.
--Greg