Some jobs are more permanent and recession proof. 

Our recession was sharp, but growth resumed quickly.So in short, What i can buy in Niagara Falls NY for $100,000 Canadian would cost me $300,000-$500,000 Canadian in Niagara Falls Ontario and the rents are the same.so right now, I want the short term cash flow the US will provide me compared to the long term appreciation of Canadian real estate and that's why i'm looking to invest in the States

@Andy ThaoA lot of new investors here on Bigger Pockets know that property values were at their lowest in 2010-2012, and since the market has gone up quite far since then they are afraid to buy now for the worry that we may be heading into another bubble and the belief that they should wait until the next recession when prices are super low again.Peaks in land values typically happen every 18 years.

My local Real Estate market (San Antonio)  is strong but I would like to protect myself from a downturn and I worry about hedging my bets with stock market investments that would also decrease in value if there were an economy-wide slowdown or recession.       

Maybe you can shave 1/2" to an 1" out of the wall so the actual tank is recessed into the wall.If recess a large enough area you can make it look like it was intentional.

If it was me, I would find some great up and coming neighborhoods and look for a fixer.5 years from now it's possible that we're in the trough of a recession.

Main reason I wanted to remove it is because I'd like to install recessed lighting.

I'm not a seasoned investor as I have only been doing this for about 4 years (yet to invest during a recession), but nevertheless, as you stated above, this is what I would do in your shoes. 

I've never had more than 15% vacancy and it's usually in the 2-10% range even during the worst of the recession but you never know what could happen.During the last 5 years I've bought a lot of properties where the owners didn't spend cap ex, fell behind on taxes and eventually got foreclosed on.

But I'd say anytime there is a fair chance that you will have to sell something in a recession then you are likely over-leveraged.