He got burned in the recession with HML and I think he described a new arrangement in which he now finances as a partner.Podcast 222

I think it might be interesting to see what the plight of these tier 2 and tier 3 markets was during the Great Recession and the time they took to come back or likely they never did.

I just know that I'm not going to "wait" to buy until a recession.

In 2016, Nevada surpassed pre-recession employment levels with 70,000 fewer construction jobs.

In the end of the recession this happened twice to us, when the properties had languished for more than six months.  

And this has now because those to become too expensive also.Some would say to wait for the next recession to pick up bargains.

Here are my strategies to make my properties hardier for a recession hit:1) Using cash flow, pay of all short term debt, from friends and family and some credit cards. 2) Make sure all the deposits collected from tenants is in a separate accounts and is not touched by daily operations.

Only missed it by 1k.Looks like SFR median will surpass pre-recession highs by end of the year.

As  @Brent Coombs pointed out, by buying at their lowest point... you will NEVER lose money, you're getting in at the absolute lowest point possible... also.. for those worried about a recession, those in nicer low income homes actually don't  worry, just means more people will be seeking cheaper rent.    

I view all 5 cities as still coming out of the recession so acquisition prices are still reasonable and there is a lot of room to run in real estate price appreciation and rent increases.