And to be safe, I go back a couple of recessions and make sure I pick the absolute worst.

Thanks Todd, that's exactly what I'm doing, actually an opportunity just presented that might solve my issues, is a 3 flat in a decent area in Chicago, it needs some work and has only one tenant, the owner has passed and I might be able to pick it up for $260K cash, is in great condition and only needs cosmetic work.

We seem to have found a niche here and deal flow is actually picking up because of that.

Then again a professionally trained technician is not the guy you drive down to the Home Depot, pick him up, feed him and pay him $20 bucks for his time. 

Pick an area that has a ready pool of tenants. 

He suggested some books on the show, so I picked up "The Millionaire Next Door" audiobook and I listened to it on a long drive.

For the rest of the country, you would need a prolonged depression before people picked up and left.

Let all the others overpay for properties... when they are underwater pick them up for pennies on the dollar :)   

If it's $50, then pick the best tenant out of the 20 and roll with it.

How do I pick up the pieces and fix these issues?