I stumbled across Fayetteville, and reasoned it could be resilient with the assumption of Fort Bragg providing a backstop to the local economy, the main metric being employment.But then COVID happened and I realized a potential vulnerability in my assumption: it doesn't matter if Fort Bragg can provide $$$ to the local economy if the local economy is shut down (maybe is wasn't /isn't).I found this Forbes article that actually lists Fayetteville NC as one of the top places to invest during COVID.

I'll add that besides significantly better tax benefits than the S&P, passively investing can offer you: a consistent income stream that isn’t impacted by the ups and downs of the stock market, reduced risk with higher returns (Outperformed the stock market for the past 30 years), you own a real tangible asset (not trading paper for paper) Generates reliable cash dividends of 7 – 10% (paid out monthly in some cases) Once in a lifetime trend creating more renters and driving growth, professional management, Inflation protection, more resilient to market downturns. 

That doesn't sound corny at all- was listening to BP podcast tonight and David was talking about an employee he hired that is prior service and has dealt with 14 hour days and all the bottom of the barrel stuff we learn to be resilient during, and how he could ask Jo to do absolutely anything and it wasn't as bad as being in the military.

Please google and self study what dscr is and why its the basis fir asset based lending underwriting and us investors resilience.

Of course COVID is making things more difficult when dealing with new appliances and shortages at the big box stores, but we're managing by paying a premium for our appliances from smaller appliance stories with more in-stock stuff and resilient supply chains.I'm not in student housing, although I currently do rent to students at one of my properties.My rentals are almost all strictly single-family C/C- class, hovering above what I see as the D-class divide in my area.

Texas unemployment claims fall again — and Austin is a national leader for resiliency of job marketNo. of local jobs down 1.9% from last year — which is as good as it gets in the U.S.The Austin metro added 17,400 jobs in October, according to state and federal figures crunched by Beverly Kerr with the Greater Austin Chamber of Commerce.

I'll start with just 1 or 2.What worked:Being in a resilient market is paramount. 

For example Boulder has had consistent price growth going back to the early 80's, and was the most resilient housing market in the last crash.

This was the most resilient market during the last downturn 2008-2010 when appreciation dipped from the average annual 6% down to 2-3% during that time, when many markets dropped by 50%.

I think, as investors, we should take that as a given so we're less shocked when it happens and can build in the resilience to keep going!