After seeing very little new home construction for about 10 years after the 2007-2008 crash and now seeing unprecedented amount of new home construction, how long do you think the housing bull market will continue?  

A property seems like it could easily crash and burn if poorly managed.

During the 2008 crash, prices were rising rapidly, and so were inventory levels.

However, my fear is that the brokerage account goes to zero in a market crash, and I do not have another full down payment ready to deploy.Has anybody gone through the process of pledging an account rather than using cash for a downpayment?

Look what happens with Las Vegas every time the gaming, hospitality and tourism industries crashes. 

Also, depreciation of bricks - means my dividends are taxed at 0% since technically I have a business making almost no profit.)Of course, this is without appreciation, AND without a 2008-style crash.    

I guess the good debt is a higher risk reward on the rare massive housing market crashes (which is something that doesn't seem to affect property in Aus - we have been rising for the last 25 years).

(That one from a family member last week, after we just sold a 225 unit apartment complex and I talked about looking for the next property)"What if the market crashes?"

We were thinking the following:  1) we know these potential tenants have a paying job, 2) no commute for the tenants which would be appealing 3) most are men who are working and sending money home to their families so a dated decor is not a big deal and they just need a place to crash 4) renting these guys enables us to get income immediately vs spending money updating the property.   

I am a bit worried about entering the game right now with all the forecasts of different crashes, inflations, and possible fraudulent claims of the federal reserve...