My day of liberation was the day I realized that my stress about bosses, jobs, the recession, etc. was not because those things were real or they sucked - they were, and they did - but because I never fully accepted my responsibility for my predicaments.

In a recession, cash is king.

On the flip side, will the days of 3.5% down loans on 3-4 unit deals be going away if a recession hits? 

@Jacob SampsonAnd many other obvious reasons pertaining too was going on in the worldPossible recession,people not paying rent ,losing jobs etc I know house values have not gone down yet

CoStar is reporting rent growth decelerating in March 2020, thefirst time rent growth has shown signs of slowing in the Spring since the Great Recession.

It's just quiet in general, all those thousands of people who said I'll wait and buy in the next recession just vanished. 

I'm currently negotiating w/ seller to reduce price to between $85k to $90k based on the major rehab costs.Total rehab costs: $31k get it rent-ready.Annual prop taxes: 2,237.72Total rent: Between 1,010 to 1,250 per month for both occupied units, depending on how bad the recession will become later in 2020.Lawn trim, snow removal, gas, electricity, & water: Tenant pays.Property management: I assume 10% of rent, so $101 - $125 a month.NOI per year: $8,670 to  $11,262.Flood insurance: None.Home insurance: $556/year paid outside of escrow.CAP rate: 6.46% to 8.6%.

I understand these are unprecedented times, and many people on here may be newer real estate owners navigating through a recession type environment for the first time, but we are in the first inning of this pandemic. 

I know the issue we have today is much different than 2008 but this market did not see much of downturn during the Great Recession.

Covid is likely bringing on an overdue recession.