[msgodel]

Real Estate is one of the worst investments available to normal people. The risk premium is near zero while the risk they absorb is massive. Many landlords I know are cash flowing near zero, in some cases negative. I knew that would happen and was telling them a couple years ago but they said it's impossible because "everyone has to live somewhere." Their model of the economy is just so bizarre, like production will just materialize out of nowhere.

They still think it's ok because on paper their assets have appreciated but I think the market is just so iliquid right now they're not able to mark them accurately.

[nothercastle]

It’s a good investment if you understand that if you get upside down you need to stop paying take the short sale or bankruptcy and walk away. It’s a highly leveraged investment that can go south on you easily. Also timing right now is highly risky.

You also need to minimize transaction costs, if you pay 10% every time you buy and sell you won’t make any money

[throwaway3b03]

Still, I bought a rental sometimes around 2016-2017 IIRC, and it's still one of the best investments I ever made. Doubled in price, nominally, and took in almost a decade of virtually non-interrupted rent. On paper, it's roughly the same performance as S&P500 in that interval, but still, diversification is useful.

[MeetingsBrowser]

The past does not predict the future unfortunately. Else we should all be dumping money into NVIDIA and BTC.

From a gut feeling viewpoint, something doing very well in the recent past makes me hesitant out of fear that it’s overvalued and will slow or even reverse in the near term.

[more_corn]

Not sure your friends are doing it right. I’m doing it and it’s just fine.

I wouldn’t buy at this interest rate unless you got a screaming deal and could refinance later if rates go down but it’s a viable option.