[turbo6bar]

crowbob, I think it is also early for the RE money train, but the deals are certainly looking better by the day. Cap rates for single family residential real estate in TN are well north of 10, now (quality single family homes in nicer neighborhoods), and I don't have to fudge the numbers. The only thing that keeps me away, for now, is the federal tax credits for homebuyers and climbing delinquency rates. Next summer could yield great fruit.