BRRR is one of the reasons you had the last great recession you had literally millions of investors stuck in short term loans and then there were no refi's..

When "The Recession" lost his job about 2 years ago property prices have gone through the roof. 

During the worst recession in history, when NO ONE could get a real estate loan, I sold a property to a young family via Contract for Deed.

Rents:  Rents have steadily increased and that has put some of my earlier purchases, which were at the worst point of the Great Recession, in the 2% rule territory.  

When I think of a portfolio that is well-positioned to get through a recession, a commercial loan seems like the exact opposite of what I want to be holding.

With that in mind, my thoughts are on a looming recession. 

Know your break even occupancy, compare it to the average occupancy rate from the last recession in your market, and be sure you feel comfortable with itLong Term Permanent DebtLook for Financing from the likes or Freddie/Fannie who offer 30 year amortization with 10 year terms.

And if this is your primary income source as an investor, when you go through a recession, your’s is the income that is negatively impacted the most. 

I tried to buy an REO rental townhome in Houston in the depths of housing recession in 2011/2 when I lived here once previously.

Exit strategy, usually they are hard to sell if they are in "C" category neighborhood and the value might drop more when recess comes.