Alex23,
Thanks for the answer... but I'm afraid I still don't understand your reasoning.
I know Escrow takes about 30 days (longer here in Europe), but to be honest I think it's crazy to risk any amount of capital in the housing market even for that amount of time, considering what is currently happening in that market.
Let me give you a little foretaste of what is coming to the American housing market...
Here in Ireland we have a very socialist minded population, who, having suffered 800 years of disenfranchisement at the hands of British landlords (Ireland has only been a totally sovereign state since 1922) jumped headlong into a "land-rush" style housing bubble. Just like the US.
My parents humble house (30' by 30' footprint), (from the basement of which I make my posts), was valued at 800,000 in 2006 (that was equivalent to $1.2m), and house prices increased by between 12 and 22% EVERY YEAR consecutively for more than a decade. Banks offered 100+% "liars mortgages" (no proof of income); interest-only 35 year "speculators mortgages"; and 120% mortgages for working couples.
That was then.
Just last month a working married couple with a combined income of 90k (50k and 40k) hoping to borrow a measly 120k to build on land donated to them by her parents... that's free land; full planning permission; 200k in cash and a property (nearly complete) that should be worth 480k when finished, even allowing for a 50% collapse in the housing market (would have been worth close on a mil at the peak of the boom in 2006).
They were denied the 20-year 120k mini-mortgage by Bank of Ireland on the grounds of insufficient job security...
Wait for it...
...the husband is a bank branch manager with Bank of Ireland, and the wife is a mortgage broker with Bank of Ireland.
That's what's in store for the American market.
There won't be rents-higher-than-mortgage-payments; there won't be any housing market to speak of, not when America's unemployment rate is topping 30% (according to ShadowStats.com it's already pushing 20%).
If I were you Alex I wouldn't be investing in real estate... you'll be hard pressed to make a profit, especially five years from now when America has 30% unemployment; martial law; Weimar Republic style triple digit hyperinflation; roving bands of gun-toting Mad Max style bandits; $500 a barrel oil; and people starving in the streets.
Don't think it won't happen, in the 1920s no one thought the great Depression could happen... all of that is on the way.
Meanwhile, my savings are going into gold-bullion... and the parents that were urging me to scrimp together a mortgage deposit only two years ago are now congratulating both my brother and myself for having the prescience to sit out the hysteria.
Apologies again, for the offensive remarks... it's just that your sunny outlook seems so divorced from the reality on the ground that it seems almost delusional. Again, no offense intended.
The Luke