There's other upfront costs including stamp duty, 2nd home tax, foreigner purchase tax (solicitor, tax professional, currency broker etc) and then of course the exchange rate. 

There isn't much to do about that until the currency market changes... 

In your case, you are also taking on currency risk.  

I'm a Software Engineer, I started investing three years ago initially in the stock market, then moved to crypto, and currently exploring real estate which is really exciting.

online gambling, crypto currency and NFT's are not your forte? 

Meme stocks, crypto, NFT's...please. 

We are in no man's land and coming to the end of this cycle with this particular fiat currency. 

Stocks, Crypto, Currency, etc).

You have some big iffs and upfront exposure though and the number of guys who think they have investment grade property in an investment grade location worthy of investment grade cap rates is significant.It is one thing for small guys using leverage with limited reserves to try and make things work at that rate and an entirely different thing for people who are looking to find a place for 1.5 Million--stock market volatile, stars pushing crypto, still no yield on savings or bonds to speak of...4.5% represents a pretty good safety net and even half that is still outperforming the 10y T note.

I’m not comfortable with crypto and hoarding gold seems silly to me but I’m here looking for advice so I’m open to any knowledge people are willing to share.