I can suggest a few European platforms if you like.Generally, European property crisis means great investment opportunities, but you definitely need to take some time and research the possibilities.

I would be thrilled if we never have another financial crisis but I expect we will.

There are times where other asset classes outperform RE.Look at our recent financial crisis.During the crisis, gold spikes up (herding into safety assets).During the beginning of the post-crisis (2010-2012), stock market way outperform the real estate market (at least certain parts of the country).  

A lot of markets have been severely overbuilt in recent years (after the crisis, it was one of the few real estate sectors that held up, so builders focused on it).  

It's easier to be diplomatic and reasonable before a conflict arises, so put something in writing about how you will handle disagreements, because THEY WILL HAPPEN.

When the local economy collapses, think Detroit in the beginning of the financial crisis, it can get really ugly.  

For a primer on the mess of the Foreclosure Crisis in Detroit, watch this video: https://youtu.be/zi6uoRNtVyQI realize another strategy is to just flip this property (as many do) to another investor by listing it for sale as-is and say 'do not disturb occupant' and kick the can the down the road.

Army Corps of Engineer permits for large commercial development, specifically oil and gas pipelines, although that niche has been slightly stunted due our current energy crisis as of late.

The rest of the country is just recovering from the last crisis still!

The rest of the country is just recovering from the last crisis still!