> 1: rentals are often as much or more expensive than a mortgage (the problem is the down payment)
Not now, no.
You have to compare the money you would spent on the down payment (and excess from mortgage) to the returns you would get from investing that money directly.
And as I said, the only reason mortgages are so cheap is due to the massive, massive amount of government subsidy in favor of owners - if owners were remotely exposed to the true cost of borrowing, it would not even be particularly close.
Do you realize the stocks had such a rally also due to the massive, massive amount of government subsidy? The same "untrue" cost of borrowing drove them up just like all other assets, including the real estate.
Not now, no.
You have to compare the money you would spent on the down payment (and excess from mortgage) to the returns you would get from investing that money directly.
And as I said, the only reason mortgages are so cheap is due to the massive, massive amount of government subsidy in favor of owners - if owners were remotely exposed to the true cost of borrowing, it would not even be particularly close.