All, I've decided to start putting my thoughts on paper and try and pull it together into a bit of a body of work. Who knows, one day someone might be silly enough to publish it for me... I thought I'd start with my favourite topic at the moment which is the "When" to buy. Ultimately, I plan on fleshing out the whole "Why, what, where and how" as well. And I'll share the whole lot with the team here at InvestEd as I go along. I know there's a lot more experienced investors than myself here so it should help to refine my thinking. OK, to the "When"... I've been thinking about a hypothesis related to what I consider to be the Tipping Point Rate. I define this rate as the premium to buy over rent, i.e. the difference between home loan interest rates and rental yields. I am hypothesising, and substantiating with worked examples, that the property market follows a distinct cycle with booms starting when the premium rate reaches the tipping point premium rate which is zero. i.e. When home loan interest rates are equal to or less than rental yields. When this occurs, owner occupiers move into the market, feed demand and bring about booms in property prices as investors follow them in on the back of potential short term capital gain. I've written a couple of detailed pages and attached them here for your consideration. I know there are some out there that genuinely believe "Booms just happen"; or "Its a seven year cycle". For those people, can I politely suggest that this thinking is not for you. I base the likelihood of asset price growth on hard financial fundamentals. I consider that the booms are a by-product of a bull herd following short term gain when certain financial criteria are met. This is why you will often see me post here that "the financial fundamentals aren't right to support another boom". I don't just tick off years and say, yep, time for another one... BTW, I differentiate this from Rental Reality in that I consider yields in the context of current prevailing home loan rates. Rental Reality only considers yields in the context of historic yields from that postcode. Hope this is of interest to some. Regards, Michael.