Contrary to common concerns, there will never be a better time to buy than right now. If they’re looking for a deal and don’t think the bottom has hit yet, you just might miss your opportunity. The bottom will flip before you ever see it, and you’ll miss a great deal waiting for a better one.

Besides, rates are lower now. So there’s a window of opportunity that won’t last long. Rates can swing from 5 percent to 9 percent surprisingly quickly. And if your credit is in reasonable shape, you’ll probably qualify. I should know. I’m not just a Realtor, a Certified Residential Specialist. I’m also a mortgage broker with years in the business.

There’s huge inventory out here. A lot of people, a number of builders who need to get out from under and are willing to take a big cut in price to do it. So right now you can probably afford far more than you could have a year or two ago. In fact, some sellers will even carry the note.

If you’re looking at pre-construction, chances are prices have gone down from where they started. And many homes or condos built on spec are standing empty, with the developer carrying the note at a loss.

So listen up. You can sit this one out and regret it for years. Blame it on high insurance and tight underwriting and miss the buyer’s market of a lifetime. Or you can make the right call. As for me, I know what I’m doing. I’ve invested it all.