Speculation isn't investing (it's guessing with style), and rationalization is very expensive.

Many people do end up breaking this rule in hot markets so they can aquire a place or just because they purely speculate on rising values@Beau Fannon I agree, most people I've seen posting don't take into account all expenses related to a property.

Until anything actually happens its all speculation your right on that.

Seems to be lots of speculators though and that could be an issue. 

That being said, without knowing "there" development, it is hard to speculate as to what are appropriate rate of returns. 

I know that I should buy not based on speculation but cash-flow or at least that's what I've been reading but I'm supremely confident in property appreciation due to Amazon coming in.Note:I recently created my BiggerPockets account a month ago and have been reading and researching to build my wealth through long term buy/hold out-of-state investment properties.

Fact, not speculation.

And yes... very sweet :-)In my mind, trying to find a place that's going to appreciate is a LOT harder and I would move from "investing" into "speculating"  There's nothing wrong with hedging your bet and doing your research and trying to make sure you're not going into an area that's *completely* going to tank, but I've found that when you start speculating on future prices, you start down the path of just what you described... one piece of information says this, another says that... and they're both at odds with each other. 

We'd hypothetically buy a mix of flips and BRRRRs, all highly distressed, all would cash flow, and all in speculative up & coming neighborhoods.

Understand that your play is at the very top of the speculative scale and that you are at high risk of losing your investment.You've been warned and good luck!