Our strategy is based solely on making sure the profit is made at the time of purchase and not on speculative appreciation months or years down the road.

Plus, you can also access the entire spectrum of investments: debt/equity, commercial/residential, income generating/speculative.

I mean for instance, are we seeing a waterfall from Nor.Cal. and a trickle from Florida or Chicago.Also, it seems like a lot of bigger downs for the (speculative) financing comes out of just a handful of states, NY, FLA, Calf, TX, etc... and when a loan goes down those LP's are taking a loss too.

Has the speculation mania hit your market?

Long story, her husband thought real estate investing is gambling and speculation, so they always lived in a SFH.

always invest for short term or long term return and have a strategic non speculative plan of action.

Speculating not knowing your situation.But, no, you can't have someone assume a loan without the lender's consent and if you pass the note on as an investor you may have compliance issues. :)

http://ny.therealdeal.com/articles/john-jacob-astor-the-making-of-a-hardnosed-speculator

I think Jacksonville FL is a good market.I advise against OOS investors investing in Texas, except if you want to speculate a little bit in Austin.When I was looking for a market, I first went to the census and found the states/metros with pupation growth far above national average, and removed the states with high property tax rate.

You're just speculating on the 2 year part.