This is how I was able to move forward without speculating very much.

It would require doing a lot of math once you get properties though, as right now it would all be speculation.

Without that, the rest is pure speculation. 

I never speculate and only let the “actual” numbers be my guiding light.

@Kushal Shah- The "down turn" is highly speculative and incredibly dependent on the area that you are looking into.

Brandon Turner all the time said that he likes to put a 2nd bathroom in a house more then 1000sq, but you need to make sure the plumbing and permits allow it.You can also do Airbnb, but Colorado has strict rules you need to follow so you should know what they are ahead of time.In general it's under the 1% rule which means it's probably not a good deal unless you speculate on appreciation.

You want fast, you are closer to speculating than investing and your risk skyrockets​."

If you have so much cash you don't know what to do with it, then buying for speculation is fine, but if you are looking to grow your wealth, always start with cashflow properties.     

So, its speculative.

That being said there is a ton of ways to make money in real estate and everybody has their own opinions but as long as the numbers work and you don’t speculate it’s a great business.