@Jay Chen The price expectation of an asset, priced well, will reflect the time and expenses it will take to enforce the security instrument and the potential recovery of proceeds.  

If you do you could be buying into a bad deal.There are still great deals today but mainly in the commercial real estate market as our recovery falls years behind the single family homes.

The next 18-24 months were focused on recovery, proving to my partners at work that I was still an awesome IT consultant and much introspection focused on why I am here on this planet and what I am going to do with the small amount of time I have.

Suppose I was told by my doctor I needed an operation withing the next 15 days and I did not have insurance or enough insurance to pay for my operation and recovery time but I have a house.

But the job recovery after the latest cycle has been with relatively lame without the high paying jobs that typically are associated with home purchasing.

@Kris Klark  you need a lot of cash to profit for a downturn mainly so you can hold long enough for the market to recover. I

Things move slowly in REI- we're in a recession that may get worse and you may find some respite for buyers, but a lot of seller's aren't interested into selling into a recession if we do in fact have the "V shaped recovery" so many have predicted...

Once the recession does hit, the cash will be used to buy more properties at favorable pricing and then hold for the recovery.

All of my properties are student rentals, which helps offset payment risk because most students are paying with a combination of student loans, grants, stipends, or academic/athletic scholarships that are pre-funded before any pandemic hits.

I am a current student athlete in college in West Palm, and my background and nature makes me very interested in investing and even potentially being an Agent.