The best solution for me right now seems to be work part time or just work summers and pray to god this upcoming recession everyone is predicting doesn't affect housing/rentals.

It is one thing to buy turnkey properties at retail prices when the market your buying in is earlier stages of recovery from deep recession prices. 

Qualitatively, I want to be in deals that will perform well in the next recession.

In the leadup to the crash there was so much confidence in recession proof strategies and it led to poor assumptions and overaggressive investing, so personally investing in somebody who has acquired all of their deals in the runup we have had would be a concern.

The market here is 60-80k for c class, 8% rates of return after factoring all operating expenses and good insulation to recession. 

@Douglas Spence Yes definitely a good time to hold stocks, there is absolutely no way they will go down in the coming recession.

You can be profitable for 3 years, but if in year 4 you haven't saved enough money for repairs, or a recession hits, you could not only lose the house, but could very easily be faced with bankruptcy if you are unable to sell the property for enough to cover the loan and closing costs amount.You mentioned that you are a licensed agent, focus on that. 

I have been reading for about 2 month already articles and forums on BP and a lot of people says that the market is on the peak of the cycle.Since capitalist economy is cyclical and there is a recession every 8 to 10 years and last recession was on 2008, we already past this bench mark. 

I lived through the recession as a very young investor, and was fine.

I watched a Peter Schiff podcast last night that says our next recession will not be like our last one.