I want to be able to survive an interest rate rise at the refinance by having adequate cash buffers in case I ever had to bring money to a closing to refinance. 

That surface will survive practically any cleaning technique and, undisturbed, there are of course examples that have lasted millennia.As far as I can tell, grout removal and replacement was not really given to you as an option to deal with the problem.

Having been through some of those lean years myself I started doing real estate just to try to survive. 

For me I look at the survivability of the new debt.  

In most states, leases survive the sale and you would need to honor them until the term expires. 

Ultimately, I'm not too concerned with short term price fluctuations - it's about having the liquidity to survive a 3-5 year recession and the associated declines in rents.

I buy property with the intent of surviving a serious down turn by buying Subject To and selling to Tenant Buyers which protects my long position.

The guys that'll survive are the ones who can source for themselves or build on vacant lots cheaply in my opinion. 

I'm not convinced that much retail will survive Amazon-induced apocalypse, r u? 

It is well known that the economy, stock market, and real estate markets go through waves with ups and downs.  For anyone that was investing during the last crash, what helped you to get through it?  What is everyone ...