I live in a part of the country (Northern New York) that will probably never recover from the last recession.

Seems the recession and housing crisis has made S8 a coveted tenant pool.

And, it's recession proof because your tenants are going anywhere.

In today's climate it is hard to raise capital so recess from that program include lower management fees, back end split and include a preferred return.A preferred return is NOT a guarantee.

The house right next door, who happens to be late and may or may not foreclose, that bank can keep their current contract and we won't force a sale there, but you, the bank that did it's due diligence and lent to the responsible payer who could afford to buy the home and has actually kept it current through the great recession, you're screwed and your books are screwed because you'll be forced to write down losses on actual current loans in your portfolio.

But the recession will bring out the worse in people.

He also mentioned you help the middle class then they go buy tv's,cars etc. and it drives the economy.My problem with this statement is that he said we lost 9 million jobs in the recession and hired back 4.5 million.The problem is the QUALITY of jobs that people lost and the jobs they had to take as a replacement are nowhere near each other in income levels.I would venture a majority of the new jobs are low income where you tread water paying the bills .In this case consumers will not have much discretionary income to spend on extras to drive the economy.

But, long story short, I found myself way over-leveraged when the recession hit and took a bath when the markets (I had three rentals in three states) tanked.

He said that our area has been so ravaged by the recession that finding a seller with equity is just not going to happen.

They spoke of the airport that would be built and a lake but over the years during great times there was a little development but during the recessions it bottoms out pretty low.