I can definitely suggest not to speculate on just appreciation.

Speculation of the market?

I have purchased a new home that I lived in on speculation in 2005ish as prices were skyrocketing but it was an appreciation play not long term hold.All the best

He refused, saying real estate is speculation, and after all, I was a 22 year old kid, and what would I know.Then by 1982, these properties went for $250K.

However, if you are one of those investors who wants to bank or speculate on appreciation over the next 10-20 years, historically you'll probably make money.If you choose to buy in CA NOW, just know you are buying in a seller's market and specifically a Seller Cycle II market (top of market and reaching peak).

.), and your DP is minimal...then yeah--200-300 cashflow might be OK (but, you'll need to run your CoC numbers to know for sure).But if the property is C or D class, in a C or D neighborhood, and the tenants will cause you endless headaches, and the property requires rehab and/or has looming capex, etc....then, no, $200-300 may not be worth the hassle.There are properties that I know would cashflow THOUSANDS per month, but I wouldn't touch them with a ten foot pole because I know that the headaches the property and tenants would produce just aren't worth the money...Also, you mentioned that you think higher rents and appreciation are in the future for this neighborhood...if your plan DEPENDS on higher rents/appreciation in the future, you're not investing, you're speculating.

Sounds awesome, but investing for inflation alone is the kind of speculation that got us into the housing bubble.

Texas is more speculation but that also works to get stronger yearly rents and cap compression which increases value for 2 to 4 units (hopefully) which is the comparable sales approach versus 5 plus units which is the income approach.

My reasoning for this probably belongs in a different forum, but basically I have no faith in the Dollar.Yes buying silver is a speculation just like buying that lot, but these days it is a speculation to keep your money in the bank.

Lastly, are you a well thought out longterm investor or short term speculator?