So there's a little bit of a speculative component in any "hot" market.

I'm not trying to speculate on appreciation I am investing for cash flow.

@Jacob Ehrgott, agreed, however, SFH doesn't appreciate much at Columbus Ohio market, and investors shouldn't speculate appreciation either.

If you play the speculative game (as we do as well with flips) then market conditions are more of a factor.

i suppose that's the speculative payment for hoping that soCal real estate appreciates at the rates it has done since the early 1960s.  

Its hard to speculate on that without further proof but what it looks like to me.

Buying a SFH isn't really an investment it's speculation that the market will go up - and FL has definitely had its downfalls.

Much safer. to do otherwise is to add an element of speculation that is not necessary. for 240K  I would expect to bring in 3200 to 3400 dollars in rent.

These are all very conservative numbers because I always run worst case analysis so I don't get into the speculation game.I like the Macon/Middle Ga area because there are less investors, better cap rates if managed correctly, and I have a lot of "boots on the ground" like other investors and my property manager.

That is speculation though and I don't know everything so what do you guys think about that.