Investing in California is speculative and doesn’t have positive cash flow so I didn’t have choice but invest OOS.Feel free to ask me questions on the forum or PM me and would try to help out.

If you find speculative growth stocks and the leg work to research maybe you'd be geared toward fix and flip. more of just a food for thought.  

(Over $1,500 a month in extra cash from my four properties; and no I don't touch any of it as I am saving for more properties and my approaching retirement, so I will continue to go outside the great state of Texas.Small fish like me need to supplement their income and with a future pension on the horizon that will annually reduce in spending power with inflation, I can't afford low cash flow and bank on a speculated ROI 10 years down the road. 

So, that's like saying because prices are ridiculous in Tokyo, that all of Japan is going to empty out (which is clearly not going to happen).Ultimately, yes it's true that SF prices are not sustainable, and the prices have been driven up by speculators, and foreigners trying to park money in assets out of their country.  

This topic is probably too broad and speculative.

Mortgage paydown by the tenant, 3, Appreciation, And no, appreciation is not speculative.

@Brandon Rush I like what Allan said because it demonstrates the mindset of a market that may have moved from investing to speculating.  

I can see spending that on a home you want to live in, but you have spent FAR too much on every aspect of this project in speculation of what a buyer will want.  

It's rare to see highly active investors talking about these types of things.Stop speculating and start finding deals.:) 

I hear a lot of speculation about why it won't work or wouldn't be as beneficial, but does anyone in the community have personal experience with a HELOC deal which didn't pan out?