That said, if you intend to move forward ensure that you have an exit strategy for the property on the way in and do not buy on speculative hopes of appreciation.

East of Broad gets rough, definitely, a rare sight to see standard row homes sell for much more than 100k, usually around that 65-75k mark if they are in decent shape and as low as 20k for on market prices in rough shape.4) The appreciation play is speculative but the city is actually planning on pumping in money to the Plaza at Broad and Erie since it has so much foot traffic and capacity for commercial. 

Buying RE for #2 only is called speculation. 

Some speculate 6-7% ROI in 2021 with the Houston average being mid 4%. 

Pretty much a total speculation project USDA won't touch it unfinished.

A lot of people in real estate investing have gotten "out in front of their skis" on properties they were speculating would appreciate. 

There’s speculation of a permit system coming to fruition as well which will cost investors and owners money to host on these platforms.

Its definitely a tough market to speculate right now, unless others have insights that are more concrete

"You know what" hits the fan and they'll just decide to stay stateside.  2008 was a beast in areas of vacation-area speculation - studios that people paid $185,000 for after seeing them at $100K the year before then were at $50K in 2009. 

These are the areas where wealthy investors are parking excess cash and/or speculating on appreciation.