If someone hasn't, then it's all speculation.

Now most GP try to do refi and buying time so to speak, in speculation that Fed would reduce rate to 75 bps.

But that's just evidence based speculation, just a guess. 

And there are good deals and bad deals today.If you have sound buying fundamentals, -- buy at a wholesale price-- never speculate-- create appreciation through value-add improvements-- buy for cash flow-- obtain favorable financing terms-- stick to workforce housing areas-- don't skimp on due diligence-- stress your underwriting-- have multiple exit strategies...If you think you're limited on deals & capital.. you will be.. regardless of what's happening in the marketplace.If you think there are great deals & lots of money out there.. that's what you'll find.. regardless of what's happening in the marketplace.Scarcity mindset tells people to "wait & see" & "play it safe".What does that even mean??

Pure speculation on my part but i suspect some of this will happen  

I do very little speculative investing.

If you are interested in speculating market appreciation in the Triangle, S.

You are doing a gamble play that value add and rent increases will eventually get the asset cash flowing.If it doesn't you just are trapped in a tax write off property.Some investors love speculating but I am not one of them.

Who knows what the market holds everything is just technically opinions or speculations.

I would think that's a speculation, just as any investor "predicts" that the area is the next upcoming neighborhood.