Banks are still licking their wounds from the recession.

I am the biggest optimist out there, but remember that the best numbers usually come in right before the recession.

I devoured whatever I could find on finance, real estate, investing, tax laws, etc.I bought my beautiful condo in 2011 while rates were low, under market value and carried both properties through the recession seeing a HUGE return and everything became clear. 

If you asked Bernnie Madoff what he'd give you, he'd say double digit recession-proof returns.

I owned my own manufacturing business for 16 years until finally calling it quits about 6 years ago due to dwindling sales brought on by the recession, which turned out to be a blessing in that it led me to a career I thoroughly enjoy and was meant to do.I started thinking about real estate while selling a piece of commercial land I owned. 

they refinanced while values AND rates were still low from the great recession?  

The last downturn recession 2008 took Las Vegas values down 50%.

The feds are worrying about inflation some are predicting next recession.

The GC assumed I would flip and gave me answers as though I was going to put in recessed can lights and granite in the kitchen.

If you make the plunge to OOS investing, be sure to look for "recession proof" markets.