My BS detector is about 3/4 deflected (or we just flew over the VOR).Suggest we stop speculating like a court-appointed pro bono tenant advocate at an urban eviction court. 

I believe a lot of what people say is just speculations.

And the land developers (speculators may be a better word) were absolutely clocked in the great recession. igher risk than a flipper.

Like everyone else, I can only speculate about future tax policy and my eventual tax bracket relative to where it is today.  

In my opinion, flipping is typically a speculative venture that carries with it more risk than buying and holding property.  

Something to think about for you speculative and cash flow investors out there.

-I would speculate that a majority of gig workers, hospitality workers, food service employees are renters- what are they going to do long term?

There has been way too much speculative buying. 

Likely higher taxes and barriers to entry...but the buyers will still be buyers.Everyone is expecting 2008 again -- 2008 was a market destruction based on poor/speculative mortgage-backed securities. 

For every overpriced highly speculative Phase 2 selling stage area in America, there are areas of America that are moving from stage 1 to Stage 2 buying phase.