Stop trying to get a read on the crystal ball and follow basics of investing and decide if it’s a good purchase or not and not whether it’s a purchase during a recession or expansion.

Make it crystal clear that the late payment will only happen once.

@Crystal Fogg absolutely, unless you're very experienced. work hard to find a good one and form a strong relationship.

When a downturn does come, it won't be crystal clear as to when things bottom out.

That's up to Wall Street more than anything else, no one has time travel or crystal balls.

I'm talking about storing all information and creating a crystal clear simple  process from start to finish .

IT IS NEVER THE IDEAL SITUATION TO BUY FOR APPRECIATION UNLESS YOU HAVE A CRYSTAL BALL! 

I know a crystal ball is priceless; but I wanted to report back that the home value has gone up about 100k since I originally posted this.

@Crystal Smith I am a contractor in the Chicagoland area, I would be glad to help out you or anyone else that is interested in getting better at estimating rehab costs. 

I'm more interested in investing in/self managing STR properties (Smoky Mountains, etc.) than I am dealing with LTR properties, but I also don't want to shoot myself in the foot and give up something that could see a higher rate of ROI if I just hold onto it for the next couple of years...Anyone have a crystal ball that they care to look into to see if Nashville will be hit with that real estate bubble bursting anytime soon?