hi carl, yields at close to 10% have never been better but I would wait another year before I took the plunge. They have a further 10% plus to fall IMO. Very interestingly the property market here tracks the Nikkei heikin very closely. when you feel the Nikkei has bottomed it might be the time to buy. And finally buy in Jap Yen when you do...interest rates are real low and any rent will more than cover it and your expenses hope this helps, tokyo
