If you are speculating on short term appreciation (2-5 years), then a pool is definitely worth it.

When building a home on speculation your intent is primarily to resell so the house is "inventory" and not investment.  

However, one takes those lessons and forge them into better strategies and operations.Couple suggestions for ya as you start out:1. get a mentor, preferably an agent investor2. find tools on BP to analyze your deals so you're not wasting time on upside down ones3. make sure your property cash flows - run it like a business, not a stock (appreciation play & speculative)4. don't fall into the analysis paralysis game; get started - there is not bad time in REI, just gotta put in the work to find those deals5. self manage the first couple if you can; you have to learn the game to play it6. have fun!

Land is still speculative, you'll sell at the top of a boom, but developers don't want to hold raw land.We are seeing demand for industrial product as a result of the TI semi conductor plant in Sherman, places in Denison, Sherman and Allen are getting more tenant inquiries on vacant spaces.

Do understand though, that at a certain time into the future income, taxation and expenses all become somewhat speculative.  

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.