Recession-Proof: Multifam vs Self Storage vs Trailer Park vs RAL

[Nicole (Dunlap) Pendergrass]

Hi BP!

I've been studying/learning about Multifam Apt Investing for awhile and am on the verge of starting a mentorship/coaching program with the 1st goal of getting 30-50 units hopefully w/in a year.  A theme I've been hearing throughout the year (on podcasts etc) has been that caps for multifam are really depressed due to a lot of institutional buyers.  Also that everyone agrees a correction is due, although we don't know when.

My question is, does it make sense to still pursue multifam right now (and hedge the purchase as best as possible w/price/terms) or look at other asset classes that are though of to be a little more recession "resistant?" Although I'd have to take a little time to learn more about the ins-outs of these other strategies, I've also always been interested in Self Storage and Mobile Home Parks and have recently been hearing a lot about Residential Assisted Living homes (single family).  I'm interested in adding all of these to my portfolio at some point in time, but just looking for others thoughts as to which makes most sense to pursue given today's economic environment?

I'd love responses from those who have done at least one or more of these strategies... thanks so much for your feedback!

[Michael Wagner]

I believe that our investing strategy should be colored by the economy at large, not dictated by it.  As such, I would never advise someone to completely abort mission just because of the economy and a looming recession.  I would however encourage them to do exactly as you mention and use deal structure/strategy/price/terms to mitigate your exposure to recession based vulnerabilities.  I would go one step further (and I am admittedly biased here) to encourage you to get smart on your other areas of interest (for me that is self storage 100%) before diving in.   While you don't want to become a "professional student", you also DON'T want to prop your ladder against the wrong wall.  Sometimes we have to slow down in order to speed up.  If something like storage or MHP can accomplish your goals just as well as multi-family AND offer greater risk mitigation, then you'd be wise to explore them.  Clearly there's too many variables at play to give you concrete advise; my best suggestion is to make sure you take the time to dive deep into your "why"...because only then, can you come up with the best "how"!