I just hate speculating on appreciation. 

I do feel like there is some growth opportunity there, but I think most of the seasoned members here would advise looking for properties that cash flow rather than speculate on appreciation.

That means you aren't "speculating".

SoCal is a funky REI market ... high stakes with millions to be made and lost ... mid west dudes think we're all insane speculators out here, but there are intelligent ways to invest (without speculation) and it is not necessarily the same strategies deployed in other markets that dominate discussions here on BP.

I've got the consistent long-term returns to back that statement up, and no, it isn't speculation or luck, it is a lot of hard work to buy it right, fix it right, rent it right, and eventually sell it right.

I don't know any private speculators to finance deals I find and I need to find a contractor who has the time and ability to partner with this venture.

It would have to rent for at least $1500, which might happen if the rents continue to increase, but I don't want to speculate. 

I don't provide anything on speculation.

And no it is not just pure speculation to invest in CA real estate ... there is a science to it and done properly it is highly repeatable.

Yes there is tons of speculation on tech, unicorns and housing affordability.