2008 was not the Obama method - a deregulated banking and investment system that began with the dismantling of Glass Steagall starting back in the 60's and the end result in November 1999 with Congress passing the Gramm-Leach-Billey Act removing any remaining affliliation restrictions separating Commercial and Investment Banking. This allowed investors to get involved in packaging mortgages into exotic commercial investment products and sell them as safe haven investments to Mom and Pop investors, and of course their retirement funds that were managed by these companies. They transferred all the high risk investments into what were supposed to be low risk long term investments. That freed up money for the investment banks like WaMu to take on more high risk mortgage debt, fueled by the compensation packages being paid out to the highest performing mortgage brokers - thereby encouraging those individuals at these companies to find ways around the safeguards that validate a borrower can actually afford to pay these mortgages. Prior to 2008, a borrower going into foreclosure was actually a good thing for the banks as they could turn around and sell the property at a profit in a hot market.

2008 happened because of a domino effect - the real estate market tanked as it hit values people were no longer willing to pay, and the high risk people were not able to get mortgages anymore as their credit histories were shit.

I remember it very well - Miami, Phoenix, Vegas and a small number of other cities were the first to experience the housing market crash, preceding the rest of the country by about 4-6 months. Then all the markets crashed, foreclosures skyrocketed, banks went into receivership and either got bought by the competition, or failed entirely (WaMu). Banks then held onto these now empty houses waiting for the market to go up - for almost 2 years in fact. Builders lost their shirts. People started to rent their own homes from the banks that they had bought and now were owned by the banks through repossession. Many many homeless since private landlords would not rent to people who had lost their homes in this crisis.

What you are suggesting here will push the country into another similar situation - lenders and some investment firms not looking to be landlords will do exactly what you said and start to unload properties as fast as possible. It will be just like what is happening with the Inflation/Environment legislation and the stock buy back tax (which is a mere 1% of the purchase value). Companies are rushing to buy back stock now, reporting in earning now that they will be increasing the amount they will be buying in this next 12 months.

100% is also not 100% - its a 50% cap gains tax you're proposing. Taking half of the gains, not all of them. That is extreme, and I believe you could have much the same effect you're proposing if you turned the cap gains into simple income and tax it at those levels. A $100k increase in value over 5 years can then be amortised across those five years, added to the 1040s for those years and then taxed at time of the transaction to reduce the impact on taxpaying individuals. You can allow people to reduce the cap gains by deducting valid property improvements from the cap gains, just like today, but you would still see a significant increase in revenue that could be reinvested into HUD programs that are effective.

Commercial investment firms would see a different tax scale - starting at 25% and increasing depending on the amount and timeframe of investment returns. Additionally, taxing the residential investment landlords at 25% based on a benchmark market rate for the city/county and how much more than that value is being charged will encourage them to keep rents reasonable, in conjunction with municipal and state level rent controls.

Dont cry for any of the investors, hedge funds managers, brokers, etc - they've gotten away with murder this past five years since the Tax Reform Act of 2017 allowed them to pay 20% on cap gains and even then carry the gains across several years further reducing the tax impact on them. Its time to pay the piper and contribute your fair share to the society you're bleeding dry with the parasitic practices they've enjoyed.