If you buy wrong in an illiquid or linear market with little value add, it will be challenging to ever recover.  I

The deals that generate the most lender interest have demonstrated reasonably good recovery during COVID, are in smaller markets, have diverse demand generators and can be acquired at a discount to pre-pandemic values.I'm happy to give more specific feedback on any specific deal you are looking at. 

The most recent national data by Black Knight:http://www.bkfs.com/CorporateInformation/NewsRoom/Pages/20150223.aspx- New York and Colorado see increases despite winter's seasonal effects - New York ends 2014 just 0.6 percent off its pre-crisis peak - Top-performing metros again dominated by Florida - While recovery continues, Arizona and Florida still remain about 30 percent off their pre-crisis peaks

I couldn’t move…I was upside down on my house (even after the recovery).  

Cost segregation is a tool used in real estate to accelerate depreciation deductions and reduce income tax liability.It involves reclassifying building components or improvements into shorter recovery periods for depreciation purposes.Cost segregations are powerful because they increase cash flow, reduce tax liability, and improve return on investment.By accelerating depreciation deductions, cost segregation increases cash flow in the earlier years of ownership, allowing property owners to reinvest the cash or pay down debt.By taking larger deductions in the earlier years of ownership, cost segregation reduces the owner's tax liability, resulting in significant tax savings over the life of the property.Cost segregation can improve the return on investment for commercial real estate properties by reducing tax liability and increasing cash flow.Cost segregation is a legal and accepted method of reducing tax liability in commercial real estate and helps property owners comply with tax laws and regulations.

My properties rent for a rate where it may end up a recovery situation for someone downsizing but I'm pretty confident I can get them rented wcs.My concern is ever having the ownership of my property management decision rights returned from the feds.

Also, the recovery life of the assets you are mentioning are not 27.5.

https://ycharts.com/indicators...Commercial and residential cap rates in most locations are 5% or lower.Commercial and residential interest rates for investment property are 7+%.I'm a buyer and have a big real estate investment in process but the opportunities are few and far between, particularly with no experience. most people don't get what you are saying without explanation.So what Mike saying is ........the worst is already beyond us, we are now into the recovery path.

Single Family Homes are difficult to cashflow right now unless you get creative with the rental models (rent by the room, recovery home, etc)I like to look for properties with multiple units, or have the potential to be split into multiple units to help with cashflow

You hear so many stories about athletes who trusted someone but those people scammed them out of their money...I would love to expand but not sure how if I am already struggling with only 5 properties...