Due to the recession I had to lower rents to stay competitive which gave me a negative NOI and I refinanced to secure a lower interest rate which raised my monthly payments a bit. 

They are both recession resistant and have a lot of mom and pop operators, therefore a lot of intrinsic value potential to add value. 

Typically rents go up during a recession

We're not nearly as affected by economic recessions as other markets of the same size.

I remember people talking about how rents crashed and everything was vacant in vegas during the Great Recession.

Austin prices just flatlined during the 2008 recession.

Then, after the next recession and real estate pull back, you won’t have to wait long, you will be ready to pull the trigger and invest carefully with a small piece of that money that you can recycle over and over again with the BRRR method you will learn about.

Unless it's a fixer-upper, foreclosures will most likely sell for more than ask price due to buyers buying out of desperation right now; buyers are tired of having submit 10+ offers just to get a house.For there to be a recession in real estate, there has to be more houses on the market then buyers in the market.

Personally, I focus on mobile home parks, and although I have acquired thousands of properties across several other asset classes, the reason why I narrowed my focus to MHP is due their intrinsic recession resistant behavior. 

The Wall Street Journal also had a whole story about how Denver looks poised to come out this coronavirus recession quicker than other metro areas.