Dear BP Community, Originally from Belgium, I moved to sunny Miami some weeks ago to pursue my degree. 

The other big loser is the investor who thinks they will wait it out thinking there is going to be a  crash of some sort or prices will get better ( this will happen of course to some degree as some sellers panic) but its not going to be a 08 low hanging fruit event if it gets that bad DEBT will dry up and unless your a TRUE cash buyer your not going to get a loan anyway. so in my mind losers right now are Tenants and Investors who get mired in Social Media doom and Gloom as long as debt can still be gotten I I see it every week when our deals pay off and the new rents basically support a decent COC return real estate is the place to be for long term wealth. 

The question is when does it get worse and to what degree?

This isn’t a “hands off” property management situation - the property owners will still be involved to a degree.

Typically it should be only a couple of degrees warmer than outside.

At that time those of us who have cash will be growing our portfolios with deals that will vary in degree according to market.

After transitioning our 4-plex to STR, and one or two more Short Term Rental purchases, I think we should be ready for a small, 9-30 unit property that we (my partner and I) can own without other partners.Of course, one of her degrees is in hospitality management, and her past 20 years of career has been in hotel management in various roles up to and including GM. 

It will result in a high degree of seller financing, especially welcome today, when high down payments are required.

The highest level of education I have is an Associate's degree in Business Administration, and now currently pursuing obtaining a Real Estate license (I start classes next semester). 

I agree with @Greg Scott, to a degree.