I think her speculation is based inside future development plans that should play out in the coming years so who knows.

My stock portfolio has some speculative investments, but they are also good companies, they are just more volatile.  

It's more an appreciation/speculation play and some of these older 4plexes and multi family get redeveloped eventually.

I think a lot of the value increases will be speculative and might not last so I've been hesitant to jump in on that.  

It is irrelevant where the DP coms from if a property does not have positive cash flow all you have is speculation on appreciation.

I don't how it could but still that is speculation I am no expert but i can see two peas in same pod. 

Leave the speculation to those with big cash reserves that are able to be without a chair when the music stops playing.

Cities like NYC where I live are highly speculative in nature, meaning the only way to make money is through appreciation (there is no cash flow when cap rates are 3% and rent to purchase price ratios are below 0.3%.

Admittedly appreciation is not something we take into account when making decisions, too much speculation, not actual numbers. 

I am trying to figure out a system that I can accurately come up with a number to insert into a speculated APOD and feel comfortable the number is going to be relatively close.