Real estate by definition is speculative for the most part but value usually increases over time all things being equal (Absent cataclysmic events). 

While it's speculative, if you're comfortable with a 35%-40% down payment, refinance and pull most of your equity out if rates come down in the following years—a strategy implemented time and again by experienced investors.

my problem is I have not found anyone who will look at the deal until i have it under contract so I dont know how it will go and I am speculating as to what I think it will go for.I don't have 500 or a 1000 to lose on a gamble.

I know it may trigger some if I say that appreciation is speculation, but it is still somewhat true.

I haven't smelled anything in over 2 years.The tenant, who speculates on the issue, thinks the trap is "missing" and told one of the plumbers that he wants a new bathtub placed in.

With the would-be homeowner you're more likely to have a court force the sale.I'm guessing what @Jerel Ehlertis referring to in TX is based upon this doctrine.I particular, I'd be interested in reading a decision where the court ruled that if the plaintiff was going to move into the home, I'd order specific performance, but since the plaintiff is just a property speculator, I'll order a money judgement which, after spending more time and money, may or may not be collectable.

I've got my eye on crunching numbers with the Debt Service Coverage Ratio (DSCR) to keep ahead of any potential market dips.Cheers,KeeyaPeople have been speculating market crash like this for years, hard to see how that's going to happen.

Some have even told us, "it's ok the values are going up"... can you say speculation.  

Wholesaling in So Cal today is difficult due to the high competition for deals by both rehabbers, buy and holder speculators, and wholesalers.

I can talk and share my personal opinions privately I wouldn't like to speculate on a public forum.