Regardless of whether there is a recession coming or not, I would disagree with the title of this post, and argue that commercial multifamily is relatively much more exposed to many of the probable risks that investors will face over the coming decades than those risks small multifamily (2-4 units) and single family investors face. 

I am now ready to jump in only I'm thinking of maybe doing some volunteer work for local investors or even remotely to help expose me to the real deal.

Environmental Protection Agency (EPA) or state-certified lead-safe renovation contractor must beused for the painting work; machine sanding and use of propane or gasoline torches (open-flame methods) are not permitted, and just washing and repainting withoutthorough removal or covering with siding does not constitute adequate treatment. 

I would also look into converting to a propane system, I have been to a few housed where oil tanks have failed and the result is a condemned house and long repair times. 

Vinyl, both in flooring and siding  must have enough expansion space to move freely when exposed to big temp swings.

Maybe a little more tax planning - another income source, maybe some estimated payments ect Another entity- not sure how your rentals are setup but you'll want to make sure you can't be sued for a RE contract gone bad and have your properties exposed to risk. 

That means exposing the property to the widest pool of buyers and that's always done with an MLS listing and an aggressive marketing program. 

Also, mls properties have been exposed to the whole retail buyer market.....not good odds of contracting it for a price that you can turn around, add a fee, and still flip for a “bargain” price to an investor looking for a good deal. 

I thought about being an LP to diversify and expose myself to a new area but if I know and can do BRRRR is there really a reason to be an LP? 

When you have exposed wood like that, you are subjecting the property to pest damage.