However, for most buy-and-hold investors, this could turn too speculative.  

A second is the speculation investors.

The only way I would do this is if the play was speculation for appreciation and an exit planned for say two years down the road where I could cash out for a healthy return after all negative cash flow was accounted for.

You may be able to find 12-14% in your market, but you may find that private lenders well be reluctant to lend to you if its your first or second transaction, or the deal is riddled with uncontrollable factors or speculations. =)

Hello AllTotal newbie to multifamily here... green as grass and doing my homework.Trying to find advantages (if any) to getting a state RE license considering business plan is to invest in multi-family properties.Here's my reasoning....Potential Advantages- Learning nuances of RE (certainly applies to single family homes, multi family, I don't know)- Access to MLS (once again a boon for SFH investor, I think does nothing for multi investor as these properties are not listed on MLS)- Networking w/ other RE agents/realtors (a bonus but I think achievable w/o getting license)- Potential to pay less commission to sellers agent on properties (this is speculation on my part, I don't know if this would apply)Disadvantages- Course, licensing & annual feesFrom what I gather, getting a state RE license may not be the best use of time/resouces for a multi family investor although I would appreciate some viewpoints from more experienced investors.Have a Great Day!

The only people buying right now are investors who are speculating.

We have less than 18 months before this market cools off some[ wild speculation] so find a fixer, fix it up and rent out and hold for 2 tax cycles and exchange or pay the gains.

Given current market conditions, plus ongoing rate hikes (and speculated future hikes), what would you do with 200k in Toronto?  

Yes I see a slow down, buying on speculation or even on current ARV's is risky and there should be a cushion in case some quick reductions are needed to get out of a deal. 

Invest, don’t speculate.