Thanks Gene. I agree 100% as I am quite aware... I do a fair bit of stock investing, and have for several decades, so I know money.
However for me, I may rent out the US property for a while until I am ready to make use of it.... 5 to 10 years max., so then I will have a US income tax problem in the US from the rental cash-flow, so a US mortgage to cover the expenses maybe the best solution. I have found a US accountant and US mortgage broker to help me (thru Trulia). I may get a US investment mortgage as it is faster and easier, but one needs a minimum of 30% down today... so I will most likely put down a bit more, but only as much as necessary to make the property cash-flow positive. Probably 40%, but I'm still crunching the numbers vis-Ã -vis the various property types.
I had friends in the early 80s who bought US property with a US mortgage as both were lower at the time than here Vancouver, then when the commodities tanked, so did the Loony... but they still had to cover their US mortgage with a depreciating CAD. Nightmare scenario... they were forced to sell to get out from under it..... So I'm very well aware of the pitfalls.
In Vancouver property prices are still appreciating, up 10% this year. Last year, I sold-off my stock margin portfolios, paid-off all my non-deductible debts, was 100% debt free with cash in the bank, then reset my Secured Line of Credit against my properties to max. (90%) as they had appreciated a great deal since I last did this a few years back. So now, I am debt free, have cash in the bank and have access to large amounts of SLoC cash, without having to go begging to the bank with my hat in my hands. First thing I did early this year is re-invested (borrowing from my SLoC ) and bought back my portfolios at lower prices... needless to say, I'm in the black now, and doing well (so far, LOL).
As I have been researching Phoenix RE, I am coming to the conclusion that Scottsdale would be the best bang for my buck, as I can most likely, easily rent out the property in any economic climate. But I will have to spend more than I originally figured... between 250 to 300k. However, when I am ready, I can either use that property, or then sell it and buy something else.
I have been accumulating USD in a USD savings account in Canada, but should eventually open one up in the US for when I relocated sometime in the future. I also looked at Yuma, been there before... too far to get at. Phoenix easier, 2 direct flights a day from Vancouver.
Not finished doing my homework yet, so I may change my mind on some things moving forward. But anyway I look at it, I'm not planning on spending 6 months a year of my retirement, looking at Vancouver rain.