Dave I think this is the first post of yours that made me realize you are not what you appear to be. I must not be awake yet.
You know, I feel for people who took out loans without understanding what they were doing. But all I can really remember about what was going through my mind when buying my condo a few years ago was this... FIXED RATE. How anyone could get conned into anything else just doesn't make sense to me.
When potential first time buyers see their work and saving for the up front money to buy a house going for naught because of rising prices, they get scared, then exploited by agents and brokers. It's tied up with how middle America sees home ownership as long term security and how middle incomes have stagnated over the last 30 years, too.
They can't save fast enough to get there is what it amounts to. They also know that rent rises with inflation while fixed rate mortgage payments don't. And they've seen others successfully exploit a rising market with creative financing, too. Very early in the boom, people who got in on shoestring financing were able to convert to fixed rate mortgages because of rising valuations, break through to stable and affordable payments. Everybody knows somebody who did just that. The idea that real estate prices could fall precipitously and stay depressed was (and still is) entirely foreign to the American mindset.
As the whole thing progressed, it became a lot more predatory. Buyers who qualified for more modest homes and fixed rate financing were steered to bigger homes at variable rates because of the fee structures of both agents and brokers. Builders responded with bigger houses. Securitization and hedging strategies allowed underwriters to relax standards to ridiculously low levels, because they could, for awhile, and because the short term rewards for doing so were enormous for a very few people.
Economic pressures and desires also strongly influenced existing owners to refinance, extract equity, often to pay off other debts accumulated because of extended unemployment by one marriage partner in the wake of the tech bust. Some did so wisely, some didn't.
And we had the dreamers and flippers, too, outright speculators doing so on the basis of OPM... all they risked was their seed money and their credit rating in non-recourse states...
The middlemen made money off of all of them, lots of it, because personal gain entailed only corporate rather than personal risk. Set the company and the whole system up for collapse? What's in it for me?
When the answer is dozens or hundreds of millions, nothing else really matters, does it?