Purchasing a property based on its financial performance without having the permits in hand to build it is a whole other story that introduces a set of risks that can and should be contained and or eliminated entirely.Ground Up Development entails a great deal of speculation in its own right on the part of the developer and includes "betting" on the variables such as the cost and nature of on and off site improvements, hard and soft cost, cost of funds and hopefully accurately projecting market conditions over a 3-5 year entitlement and construction cycles.Given all of the inherent risks associated with the development process, the one (and greatest) risk being whether or not the project can be entitled most certainly should not be taken and is easily solved with the right set of contractual terms and conditions.Right or wrong, I have been able to avoid running out of time on a purchase contract (came very close once) and being forced to either close before entitlements or having to beg the seller to give me additional time to close.One critical point to understand is that 100% of the time, money and effort spent by a developer to get a site entitled means that any and all progress made in those regards "runs with the land".

So after more than a month of requesting i finally managed to get an inspector in and all the fears and speculations were true.

BRRRR is pretty specific and entails dealing with speculation of certain key variables, so you might have a hard time finding that one out there, but for a simple residential analysis, I'm going to point you to one that I used when I first started out that I really liked. 

I think it is very similar to buying a stock at 10 bucks and trying to sell at 12, making a profit on the speculation.  

I can only speculate what the end game is here. 

First, one of the things I have noticed is that sfh landlords are constantly evaluating and speculating on there homes worth and what it will be worth on x date or year.

I like to put down as little as possible on properties, provided they cash flow, so that I can use my remaining cash in other ways to generate returns (stocks, bonds, downpayment on another property, etc.)So, when counting your rent payment as income you'll speculatively receive from a tenant, find your cash on cash return using this conservative cash-flow ($150/month*12 months).  

It's hard to go wrong anywhere on the south, east, or north sides of downtown, especially if you are comfortable with buy and hold, although the city has recently released plans for a large development on the west side that is stirring some speculation. 

Portland is best for appreciation speculation.  

. $30,000 may be a lot of money to earn from a project, but if you had to churn $300,000 (and that much speculation risk), plus a lot of hard physical work, to get it, that's still a thin profit margin.