I am seeing the majority of buyers opting in for new construction to ride out the recession into 2024 or next vacation rental season. 

Anticipate IF we head into a bad recession, will your tenants pay their rent?

AirBnB came out during the recession.

• as a wholesaler, are you still confident that you'll have a reliable list of buyers even during a recession-like environment?

The TSP actually didn't take as bad of a hit during the last recession than what others saw on the market. 

I stumbled into the construction field by accident, having graduated at the height of the "Great Recession" I found the opportunities in my preferred field of Commercial RE Development very scarce.

Maybe they are recession proof... 

People keep telling me to wait until the recession, that it is coming soon and that I will find a multi unit for a cheaper price.

For some statistical perspective on the "Great Recession" vs. the "Great Depression" CNN did a side by side comparison:http://money.cnn.com/news/storysupplement/economy/recession_depression/

This is the best of times and the worst of times....Now is the time to do the "RIGHT" deals.We've been Developers for 47 years through 5 Recessions and I think we've seen most of it.The key is to buy the asset or note at a deep discount (first safety valve), that had a major rehab in the past 5 years (second safety valve), then canvas the existing tenants and sell to them at a total carry (Mortgage/taxes/HOA) that equates to their current rent (third safety valve) thus minimizing Marketing and Sales Commissions ( fourth safety valve) -and that includes taking back a Seller 2nd if necessary, and credit repair if necessary, then in parallel sell the balance to investors with tenants in place (for the units that tenants didn't/couldn't buy) (fifth safety valve), and then sell the balance to the general market (discounted if necessary after all the other deals are done).An acquisition loan for condo conversion will be tough to buy the Project and then have the buyers get individual mortgages as the exit strategy.We have the answer to that -if we JV....