For example, if you or your investors are buying property for flipping and using loaned money to make the deal (as most of us do), too much speculation and too much leverage in your position could spell disaster (as your exit strategy will be affected and more property coming onto the market in your range will make it harder to dump the properties).However, if you are in for buy and hold strategies, then the rents you are getting could isolate you from declines in property value, as the cash flow will help to cover your monthly obligations and things can continue as normal (as long as your numbers are sound and you are taking into consideration all of the expenses).As no one has a crystal ball into the future, we know all of these investments have a bit of speculation to them, but we use information, leverage and market conditions to hedge our positions.  

All the houses I bought in 2010 have tripled in value and my rents are up 30% since then. 1300 on 150K certainly doesn't put LV in one of the best cities to own rental properties.appreciation is definitely valuable here, and not so much where I invest, but that's too speculative for me personally to bank on.

This is of course all speculation ... anybody who proclaims such things above with a great deal of confidence should be viewed with a skeptical eye.

Speculating on something 13 years down the road is really just you deciding not to decide. 

it is discouraging the market in Central Oregon is for speculators not investors at least  not cashflow investors.  

Anything beyond that is speculation and too much can change in that amount of time.If you were to ask me, I would say that we are somewhere between an early and late stable market.

It allows you to place speculative numbers in as far as debts, late payments, etc etc to deterimine what it would do to your credit score.  

I call it speculating and not investing.

Jack Clough What you are saying is complete speculation and it isn’t based on anything that history has shown repeatedly.

@Drew Karlberg , because you're not really doing investing, but speculating.