Until then your deal is just speculation.

along with too much inventory and rampant speculators who were trying to flipI had clients that bought 4 plexs in PHX only to find them 100% vacant in 09 to 2010 they bought them in 04 ish for 350k each.. by the time the bottom hit those units were vacant 100% like I said and trading at 80k.Same with Vegas.. the tenants left.my point Is Memphis is already a renter city and there is little to no new construction compared to the west and the south.. so the tenant base is already working in a myriad of occupations.I guess if Fed Ex up and left and some of the bigger employers but it seems stable for now.

Some people lost two or three homes that they were buying on speculation, not living in.

@Chad Blackburn That sounds like a significant amount of speculation for a large investment.  

You'd need another $700 in rent increases just to break even (and that's before you account for vacancy, CapEx, repairs and utilities).Don't Invest on Speculation -- There are too many properties that you can invest in for what they are to risk investing in a property for what it could be.

Getting into a deal with low equity, basing it on appreciation is highly speculative and is precisely what caused the 2008 crash, or at least was a factor.

But I need a better way of vetting it before I make the trip out there.Account Closed Ray, I really like the area and think it will appreciate, but do not like to speculate on the market.

Everything comes down to speculation.

That is speculating on the unknown.

Some short sales you can get a discounted property: they are speculative transactions when you don't have all the information.