You can lead a horse to water, but you can't make it drink

You can lead a bank to credit, but you can't make it lend

While you may have bought a bargain or three relative to prices from 12-18 months ago....it could take quite some time to see much if any capital gain again.

I reckon I'm still a good couple of years away from investing in residential property and even longer until I invest in commercial property again.