[motion]

Jeff, with all due respect, you are flat-out wrong. Wayne is correct: you must be nimble.

Yes, on a nationwide basis, housing is currently in a downward trend. But there are *always* LOCAL markets that are hot. You can get in, and get out fast without being greedy, and still make pretty good money. One just has to get out there and study the local numbers and put their ball$ on the line.

And Wayne, just to set the record straight, I am NOT a flipper. Its never been my intention to flip houses. To be honest, I don't have that kind of risk tolerance at my age. My long-term purchases made an embarassing amount of money in Phoenix and I made a decision to sell. Since then, I've rolled it all (well, most of it) into the Albuquerque market, and I'm there for the long haul. And by the way, Albuquerque is still hot, *right now*. Anyone can buy in, hold for a few months and make good money.

And for those that say flippers make obscene money working 10 hours a week: wrong again. I can't begin to tell you what I've put up with in Phoenix. Stress, travel, vandalism, theft, ect. I can go on and on. Its been a roller coaster ride. As the saying goes, there's no free ride.