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@cman: Thank you for your reply.
A few odds/ends thoughts.
I think it's not that people will abandon real estate ownership, but it's a question of whether or not people will ever want en masse what is right and appropriate for them. I'm not saying that everyone goes too far when buying a house, but I just see so many people (on HGTV or wherever) that are shopping for a place based on their wants and not their needs. Maybe I'll be proven wrong, but I do think in terms of real estate, what does well in the next 5-10 years will be what would make "a great rental." Is it close to basic needs, transportation, etc? Is it efficient? Easy to maintain?
Again, I thought 2008 would be a lesson that would cause more people to stop and maybe live within their means a bit more. I don't think that happened, I don't think it will happen. I've come to the conclusion that we are a consumption-based society until that totally breaks someday. I think what fuels that, to some degree, is that it is encouraged. You're never going to hear government tell people to live within their means. Financial media keeps saying that "Oil going from $100 to $95 is a like a tax cut for the consumer" (who can now apparently go out in that SUV and BUY BUY BUY because gas is a
little cheaper!) and other such nonsense.
Additionally, people are always going to have that emotional response to buying things or try to come up with reasons why they want things they don't need. "I REALLY NEED that new phone, it lets me do 10 things at once instead of 9." Do they really? Most likely not.
It's the same thing with stocks. I've said before on this board that you're never going to have strong financial literacy in this country for many reasons, but beyond that you're never going to have a majority of the population able to quiet their emotional impulses. People are always going to have moments where they sell at the wrong time because they can't take it anymore. People are going to have a bad day and spend too much money on something because it felt good in the moment. People are going to have a long day and break their diet because it feels good. Whatever example you want to use.
Financial literacy would help, certainly - would be a huge help, but it's immensely difficult to quiet one's emotional response when it comes to financial matters.
People want what they want and they want it yesterday, you have this need for immediate gratification in this society. The "right here, right now" nature of things has, I think, only added to people living beyond their means. Now that everyone has their mobile phones, they don't even need to get home first. Sitting in an airport, in a museum, whereever the impulse strikes, someone can buy that latest whatever whereever.
No one thinks about what may happen if the idea of a consumption-driven society one day can't be bailed out again. There's no grand plan, no outline, just a government that looks to the Fed.
Every year, people have that financial hangover after holiday spending and the bill comes. And you know what? Next year they'll do it all over again, same hangover.
This consumption-driven economy is not sustainable but when it breaks again, it will likely be taped up, glued back together, bailed out and sent on its way again until, sometime down the road, it might break down for good. The attempt to figure a way forward if that happens is not going to be pretty.
I own credit card companies and I sit there and I think, every second, someone somewhere is using their credit card and the credit card company is making money. It's not a bet on high-end coffee or trendy yoga pants or anything specific. It's someone using it to buy anything from a new stereo system to a pack of gum. I worry about regulatory issues, but I like worrying about regulatory issues more than I like worrying about a store that didn't stock some dopey fashion. At least in terms of regulatory concerns, there's an army of lobbyists for that.
Otherwise, I hold a lot of real assets. Railroads, oil royalty stocks/oil co's, real estate (particularly things like healthcare and apartments.) In the end, I think useful, productive assets are what will work best. Things that are needed and aren't going anywhere. If someone can trade trends and fads, more power to them, I just have no interest in that kind of thing anymore.