No, not all areas are created equally, but there are many items that could cause the recovery to take even longer I'm trying to buy, but finding it more difficult to find truly properties for bottom pricing.

I have to figure in the transaction funding fee and cost recovery for myself into the price, and I can't do it at the price they are offering.

I hope they get through this and recover. I

There is a difference between core urban centers and suburban to rural areas.In core markets is where recovery starts to happen first.It takes a much longer time for suburban to rural areas to recover.Most purchasers are not including rent increases for B or C product for the next 2 to 3 years in their cash flow analysis for purchase.What most apartment players I talk to are concerned about is increasing utility costs for commodities and upcoming inflation in the market.There are not many deals to be had in my core market but more in the suburban to rural areas.For class A core market product most definitely CAPS have gone lower and demand is higher.Developers for class A space aren't stupid.The ones I have had meetings with are in a holding pattern to time the market just right to build the ground up development.They are waiting for more liquidity and better terms to build and more pent up demand to lease up phases of their project faster.If they started building too much product right now it would impede their balance sheets too much as a company.Typical developers build 250 to 300 units at a time in my area and map out 2 to 3 sites in the area for phases 1,2,and 3 built over a 5 year horizon.So I wouldn't get to overexcited.

As the cycle eventually goes up I will hold my own properties for appreciation and rent increases.If you are a seller for many it is a horrible market.If you are a buyer it is a fantastic market in many areas.My area where I live just 1 year ago a 3/2 foreclosure was 85,000.Now I am seeing some in the 32,000 range.This is in a great area as well.The recovery would happen much faster if the banks just dumped fast but they can't take the hit all at once.Their balance sheets have to eat the elephant in the room small bites at a time.

The Fed is essentially buying stocks to create the illusion of an economic recovery.

The government is severely limiting the recovery of the housing market with these antics.

Anyways, either they hold "until recovery" (which might be 10 years from now) and bleed monthly or sell now and come up with the difference, they will have to bring money to the table - either in small chunks monthly or in a big chunk when (if) sold.

Some, but not a lot of sympathy for the homeowner.I'm waiting for the pending rampant inflation in our "recovery" to spark another round of rent control inititiatives, like in the early 80's.

Originally posted by J Scott:I'm sure there will be lots of excuses why the doom-and-gloom scenario didn't play out, but in the end, it boils down to the fact that the world isn't coming to an end...sorry to disappoint those who seem to think it is...Everything I read points toward recovery and growth.