Rather than post doom, at least post what you CAN do to survive and even thrive.

OK, my question is, would it be smart, since I'm looking several business, starting out with one LLC to act as General partner to all the different businesses as LP's LLC as general partner and me as a limited partner in construction LP real estate investment LP coin dealer and financing LP That is to start, if any one business takes off I will create a LLC just for that one business so the other LP can't touch the asset of the thriving Business. any thoughts would be appreciated.

As long as our companies thrive overseas I think there is no need to worry a big recession

Unless it's a corporate tenant with a long term proven track record that would mean nothing to me as an investor.The reason is businesses fail everyday.Even if the business has thrived for the last few years they might have been only going out of the home or a small space.Now they are going bigger in space and they may or may not grow as expected and the rent might take them down.They could be down sizing in space and carrying a ton of debt and fixing to go under.So as an investor the track record and seasoning and performance of the lease is critical when doing an income approach.You also have to analyze if rents are dropping in the area.Even if the tenant has been there awhile they might be jumping ship for a lower rate elsewhere and the lease is coming up soon.I think FSBO really isn't going to get you a higher price.The agent bringing a buyer will now have to do 2 jobs with the buyer and the seller for one fee.Also the buyer will see you are saving on the listing commission compared to other properties listed for sale and will reduce the offer to you.It's a classic mistake of the seller thinking they are saving the listing commission and the buyer reducing in the offer.

My quad's come out to 64,000 a door for 850 to 950 a month in rent on my apartments.I don't look at it only from a cash flow perspective however.The area I have the buildings in is an A location prime for redevelopment down the road.Mike it sounds like your local market is competitive with investors and your margins are thin.On one hand it is good to be in a thriving market where demand is strong because usually supply is lower and the amount of rentals and new development for multifamily cannot meet demand.This helps rents grow at a rate that outpaces utility increases and inflation.The downside is it can make some investors overspend on a property because they feel good about the market.I looked for over 2 years before I bought something.I said many times those buyers were nuts.I tracked the properties and many investment properties after purchase just 1 to 2 years later went into foreclosure.They bought at such a price that it wasn't sustainable.I look for a 10 CAP or better on my purchases.The problem is if you someone who has only gotten 1 percent interest off of a CD or Treasuries or they have gotten beat up in the stock market.Those types of buyers jump up and down to get a 7% annual CAP return beating out your offers everyday of the week.By in large many buyers like this can be lazy.They only look in the MLS for listed properties.Value can be found marketing to sellers that are not on the market.They don't want to make public all of their problems ( I know it is common knowledge of default at some point but this is their mindset ).

So I do have a great deal of fear with the area, but I know the rental market is thriving there due to community college and the demographic.As far as my owner occupied property - $329K with an annual operating expense of $13K, taxes $3000, insurance $1000.

The kids are thriving in their new environment and they don't want to move.

Is the city thriving, surviving, or shrinking?

Investors seek to invest in B Corporations because they too are interested in non-financial interests, changing the world, and reducing the impact of our ecological footprint on the planet and increase social benefits for sustainable communities that thrive for future generations.Hope that helps!

Yes, totally understand the retirees aren't working but you'll still want a strong economy around them so that the community/town/city thrives.