Is it a speculative investment?

Buying based off the things you read on this forum would be purely speculative.

A debt structure for SFR that's valued by cap rate as opposed to individual appraisal.Im open to speculative conversations but here is the scenario.Tenant: National tenant, operating 4000 leases nationally on single family homeswilling to pay 1% of gross value and sign a multi year lease.

You my friend have a very bright future at CNN or MSNBC with the mastery at which you can inject unfounded accusations sugar-coated as "curious speculation".

This is Capital Gain and Speculation Investing.  

They are just far to speculative and all over the place with values for me to want to base a contract/option off of it.  

So if your state works like that too, it is very unlikely you could get a hard money loan to buy the property, because the lender isn't going to be able to do a transaction in 1 day... and they likely won't want to do all the work on speculation that you will be the winning bidder.  

Are you speculating on empty land or land that the city is requesting solar be built?? 

Speculation in land has been a thing for a couple thousand years 

And before someone says that's speculation, no **** sherlock so is all forms of investing.