The problem is that when the herd of speculative buyers turn into mass sellers - there will not be a large enough pool of qualified buyers to absorb the inventory which will lead to a sharp reversion in prices.

I'm speculating as I'm new to the game and still in learning ALL the aspects of Real Estate and Flipping of such.

First, I have no idea what prices in your area look like, what types of contractors you plan to use, how much of the work you plan to do yourself, what level of finishes you'd use, etc...so my comments below are purely speculation and generalization

I think that it might costs anywhere from $1,000 - 3,000 per year to maintain the license, fees and MLS access, I'm only speculating though.

He wasn't prepared to move forward, which tells me he is more on the speculative side.

I speculate he would be fine had he not used debt.

Markets are cyclical and most of the time those landlords are buy-and-hold investors for the long-term (not short term flippers/speculators).The discussion originally focused on a scenario in which the investor is not happy with the property manager and wants to change.

Not sure if this strategy works or is speculation, but that is advice I received from an investor in my area.

To be honest, I try not to depend on speculation, but I don't think we're done growing out here by a long shot and my location is pretty dang good.One main point that I'll also make, is that my expenses are HUGE living here by myself, so moving out would significantly reduce my monthly expenses by at least 300/month, if not much more, depending on if my gf lets me move in with her ;-) I would also pay off my credit card debt which costs me $250/month.To summarize with conservative figures:Refi with remodel- I break even monthly, left with under 20K to investRefi without remodel- I have negative cash-flow monthly, but left with about 30K to investSell- No cash-flow or appreciation possible, left with 35K to investMy main questions are, do my numbers make sense, and does owning a negative cash-flowing property make sense at all?

Anyone have any speculation about the POP in interest rates July 5,2013?