the bond bubble created by fed purchases,(quantitative easing) popping, the 65% higher corporate bankruptcies this year, rising interest rates causing 15% of us corporations to not even be able to afford their debt, more debt now than in 08, swiss central banks purchase of 80 billion in us stocks with freshly printed money, bank of japan's printing $4.5 trillion, the artificially low interest rates of the last 10 years and the mal-investment it has caused, auto loan, student loan, credit card debt recordsThe illusion of unlimited paper money can go on forever, as long as nobody panics and try to run for the exits. 

I am retired Navy living and working Okinawa, Japan where I will probably stay the rest of my life.

Capital appreciation can be a lucrative, but speculative investment.If your strategy is to benefit from immediate cash flow of high yielding properties (7% to 12%), then another option is Japan, but outside of Tokyo.

While growing a single pot plant might be illegal in your state (don't know what your laws are), entering without notice is certainly illegal.Fun story; a friend of mine in Japan (American guy) was growing a pot plant behind his house.

We all know Japan is hovering around 0% growth.

take a look at stats college graduates who are educated in america are going to korea, japan, china for work.....!!

Let me also remind you that, that war in the pacific ended up with two nuclear bomb being dropped on Japan.

He donated one to the collage so they could work on it creating affordable space.. those work because you can stack them.. google some of the container home developments in Europe pretty interesting..Next we will have little cocoon type accommodations like japan..

If/when there is a recession, I think there is a decent chance we could see prolonged deflation much like Japan ... the Fed will try to correct this, but as stated their efforts have been fruitless and even if they use helicopter Ben's methods they still may be powerless to do a damn thing about it .... this is important because the model of maximizing leverage to acquire RE is predicated on the assumption that there will be price and rent inflation, forever and ever, amen.

and if Japan ever comes back like in the 90s when I had my land and timber company and was exporting to Japan.. those numbers go WAY up .. it was the ULTIMATE BRRR you think that Is cool with rental properties.