I have spent too much time speculating.

Less down if more fixes needed, more down if cleaner plus sliding scale with #2.2) Put 20-30% down on a speculative property.

These investors are banking that they'll make their money back through future appreciation which can be seen as speculation/gambling not investing.

So you are either: 1.) buying yourself a PM job with the down payment or 2.) investing for appreciation/speculation.

Find their names and Google your little hearts out...No need to cover old ground here...this thread isn't about Renatus.But, for anyone new here that wants to know more about Renatus, I highly recommend reading this entire thread:https://www.biggerpockets.com/forums/79/topics/990... ...and for anyone who wants to know the TRUTH about Renatus, visit the MyRenatus website to get first-hand information rather than the speculation and conjecture spewed here.

Is investing in orange county strictly based on speculative appreciation of the property in lieu of 60% down payment to cash flow?

My household income allows me to save $20k post tax dollars a year and ~40k pretax dollars per year for allocation to real estate rather than stocks/bonds & speculative instruments. 

I understand this property wouldn't appreciate like other real estate likely will in CO (speculation) but as a buy and hold cash flow property with some forced appreciation, is starting off with this older mobile home a god/bad way to launch?

This is all speculation so far though.

The downside is that it's not flipping, it's speculation.