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.

(I only have one mortgage, good income and credit so I would speculate that I can?)

I know the number of foreclosures varies widely by neighborhood, city, state, etc.But this current time seems like an investors' dream, when many homes can still be bought for 20 cents on the dollar.Anybody care to speculate about how much longer they think this abundance of foreclosures will last?