Also rental property is a solid hedge against recession as home sales drop dramatically and single-family rentals become a viable option when people cant afford a to purchase a new home. 

It may be better to sell the property and invest in a better deal if that's the case but don't take my word for it I haven't done any deals yet still in the research phases for finding my first deal.In the city I'm trying to invest in housing prices took a massive hit during the recession and have not recovered very well.

the state with the most opportunity (lots of potential deals, cash flow, more recession proof, good value, population growth and appreciation) (I was also intrigued by NC).

I did not experience the last recession as an investor, because I'm newer. 

Steady population growth, great jobs market, weathers recessions super well.

Keep in mind that after the great recession, it took years for the real estate market to hit bottom, but the drop after the Dotcom pop was only a year.

They all rock recessed lighting. 

If there is to be another deep recession, as some people have been asserting again and again, a better chance might be ahead, but who knows?

This is a thought provoking article on plans for Detroit revitalization. http://www.popularmechanics.com/technology/engineering/rebuilding-america/detroit-2025-after-the-recession-a-city-reimagined-13108807

I hate to say this, but, John Verduzco will see what happens when the Markets hit the Wall again and literally Everything Loses Value as we enter the next Recession.