A few days ago on our local news station, the story was "Gas prices are up because consumers are worried about a recession."

However, I don't obviously want to be in a market where the home prices may correct significantly (>20%) if we do end up having a recession soon. 

Choose the surrounding area of top markets that people are migrating to - surrounding area is priced cheaper that the actual top market areaChoose a market that are consistently below the national median - reduce risk during recession Choose a market that have a low price to rent ratio - increase cashflowChoose a market that has many starter SFH for LTR - Starter homes are in consistent demandChoose a partner with a solid track record and a proven system to partner up with - learn from someone who has done what you want to do at least 10x over

Recession proof: these small towns do not go the way of Wall Street or even the country as a whole, they are insulated from much of the ups and downBetter tenants: small town tenants don’t expect a lot, they seem to be happy with a decent place to live.

For someone that's not as conservative, or a different view on the next recession, they might have a different opinion than me on all of this2) Sponsor quality check: (takes about 45 minutes per deal)I believe that a great sponsor can take an average looking deal and make it great, and that in mediocre sponsor can take a fantastic looking deal and make it bad (especially if there is a severe recession).

While most of the country fell into a recession, this area was still building, and alot!

Despite the many opinions of a coming recession , I personally think we have a few years of continual growth and then it level out or possibly a very slight correction in the housing market.  

During the Great Recession, many found that their HELOCs had their lines frozen, meaning folks had to pay it back according to the original agreement, but couldn't draw upon it any more (relevant to the "I have a HELOC and will wait for the supposed downturn that is allegedly always right around the corner to purchase!"

Come the revolution or next recession at least the property would be OK for one of my daughters or my mother to live in. 

I think his 100 mil in assets dropped to half of that when recession hit!