@Jay Dean Any special assessment from the HOA wouldn't be a surprise, because I'm the most active member of the HOA Board of Directors :-) While the Great Recession caused a lot of havoc in the HOA, one of the bright spots was acquisition by the HOA of four 2- and 3-BR townhouses that had fallen into foreclosure. 

It is no longer easy pickens like it was coming out of the recession.

Also there are a lot of areas (Baltimore city, southern Maryland and eastern shore) that got hit pretty hard during the recession and those foreclosures are still taking a long time.

I heard due to the mortgage meltdown bigger pockets is only giving away model cars (1:48 ratio) this year in an effort to recession proof.

Let me tell you that the country is littered with people who way overpaid for property before the recession and now want that same money back.

I currently have 16 places and I do ok on them, the recession really hurt me.

Now, if raising the rates creates a recession, and a housing crash, that might force many owners to dump theirs and go for renting, thus keeping the rents from falling or maybe even raising in such recessionary environment.Otherwise, on the same idea, lowering the rates, would depress the rental rates?

Regional, drivable vacation rental markets have been the most recession resistant and usually have really great ROI.

If you wholesale it you will need transactional funding, you cannot fund your deal with your buyers money since the last recession, this typically is about 5% of the borrowed amount but there are restrictions to this so do your research.

The bulk of our RE experience was during the 2008 recession and our attitude has been shaped by that almost entirely.