There are a lot of real estate brokers involved with the state legislature, and wholesaling is somewhat frowned upon by many brokers so I believe that strategy is going to get squeezed at the state level at some point in the near future - but as of right now it's still kind of wild-wild-west with lots of grey area.The title co you work with doesn't really make any huge difference. 

Will they vary wildly by season (in one of my markets is sure does, by over 200% low/high season).

It will also vary by city which we have over 20 in the county.If you own a property that is not your homestead, the value can increase wildly year to year.

.😜 David, your post takes me way back to the "Influence" system BP used to have back in it's wild wild west.

New construction, which is an asset class I work in can have wildly high returns, but a large standard deviation.

We see things get a little wild when landlords are not truthful about the sale and/or expectations.

@Eric Andersen the short term rental market in DFW market is still in the wild wild west stage.

HELOCs are more of a banking product than mortgage product and so the rate and terms can vary wildly from one institution to the other.

Any suggestions would be appreciated, Thank you.Side note: Wild Idea, convert detached garage into a living space and move in there. 5k-15k for renovations....

If you look at margins nationwide California,Parts of Florida,New York,etc. are all speculative.I remember a 4 or 5 years back in Miami there would be only so many condos being built and sold in a development.The investors would pay a homeless person (no joke) 100 bucks a day to stay in the line for them.They would buy up units and then immediately maybe in 1 to 2 months flip them for almost double.The markets were totally crazy then.Same stuff in Cali where brokers were telling me trailers were going for 750,000.So some of these investors that bought and made a ton along with foreign investors are ready to play the speculation game.They are not really in it for the cash flow.They already have a nice portfolio and chunks of cash to allocate funds to speculative investments and if they don't all margin out they will be fine.Speculating is fine if you have the money to lose and still be flush with cash.So these speculative markets have very wild swings in values.First to tank down hard and first usually to start going back up.In Georgia we have more moderate peaks and dips.So with some appreciation back but not huge swings in the future you need the cash flow as part of the deal.I don't like speculation just the hard numbers.I will speculate to a degree on land for future commercial development but I won't buy a house that loses money every month just on the potential of appreciation in the future.