While it is the right thing to consider the downside, rent decreases of 20% are highly unlikely.

When one of by duplexes or tri-plexes go vacant my cash flow decreases but the other unit(s) still cover the note.And there are other investment strategies as well. 

@Chris SeveneyThe Socialists use COVID and the like to pass legislation to weaken property rights and further their agenda of destroying private property and instituting state property ownership.In 1947 NYC, using the post war housing shortage as an excuse, instituted the “temporary” measure of rent control. 70+ years later the temporary measure, as well as a companion measure instituted in1971 is still in effect, with the effect of having provided a transfer of wealth from property owners to tenants.

We all know it is going to be temporary.

Easier to manage and a decreased risk of Tom Foolery. 

You can decrease or completely eliminate your monthly housing expenses, cashflow on top of that, gain appreciation, benefit from the tax advantages etc. 

If you are not raising the rent this is not necessarily a good solution because it may decrease your net cash flow. 

You need to increase your income or decrease your expensesIf you can increase your income this house won't matter.

It would be ashame to lose an ongoing good tenant with a good payment history because of a situation that is hopefully temporary.

Does anyone have a story around investing in a “dying city” meaning steady population decrease, steady jobs decrease, and generally not a lot going for it?