An example of not recession resilient would be a karate studio or hair salon, things consumers cut back on when times are tough (and now you, the property owner, aren't getting rent, and thus might have challenges making your mortgage payment).

Unfortunately, unreliable sales people and gullible consumers are the norm. 

Any thing going wrong there and you're deeper than you think in it.You should work a part time job to get out of that consumer debt, and no turo is not it.

The regulations you’re quoting from apply only to CONSUMER PURPOSE LOANS, not commercial loans.  

Tenants should be 100% responsible for consumables like air filters, water filters, light bulbs, etc.

Once you start making offers, the whole process of underwriting then offering is time-consuming enough. 

I think these important to consider: Time availability: Property management is time-consuming.

I was involved in wholesaling business long time ago (not real estate but consumer goods), and it has taught me A LOT about human nature.

Learn from those who've done it, keep at it, and change plans when needed.

Yeah, they hardly ever get cleaned but it's not that time consuming at turnovers.