But not 2-4 unit properties with an ADU, and not on a SFR with multiple ADUs (that's how I know that precisely zero MLOs were involved in the drafting of that landmark California legislation pertaining to ADUs).That guideline could change in 2 or 5 or 15 years, but that's speculation.

Its all part of the "speculation" of real estate investing (they can sell you all they want about how REI is a slam dunk, but its still speculation...)Good luck.

But it's speculative and never guaranteed.

To me, that sounds like a failure that First American would/should cover and, I'm speculating, does cover. 

I don't care if the investment is intrinsic day 1, it's still straight speculation.

It's a good area to live but you probably aren't going to find any investment properties unless you are speculating that home prices in those areas will continue to rise (and they probably will).

If you want to speculate in the small dollar flips you or your wife need to get your Realtor license to generate some breaks at purchase and sale.

Part of the opportunity is speculation on values increasing. 

Like it’s okay to have healthy and professional speculation on tight margins and profits, etc.

My speculation, is that properties here will appreciate due to the fact that no one can invest in the west and are going to start moving East.