The investors I have are millions into tens of millions or higher of capital to invest so they are not affected as much by a recession as your average worker making 50,000 a year income. 

Based on my study the last several months, single-family (Or small multi family, if the opportunity arose) looks like a niche I would fit best in, at least to start.We were hit hard in the recession, and are just now again at a point where we could look at investing.

-roughly 1,000 acre parcel for sale-Land held under an LP/LTD (multiple parcels for sale together)-owners took out large development loan pre-recession and defaulted once market collapsed-small banks bought up loans, those banks failed and got bought up by bigger banks.

Since its a gut rehab down to the studs, it requires new plumbing, electric, some new framing, roof, floors, windows, doors, paint, trim, insulation, drywall, recessed lights, kitchen, 2 small decks, garage door, porch repair, re-concreting driveway, landscaping front yard and back yard (very small lot 2,200 sq ft).

MLS, during recession.

MLS during recession, out of state investor off-loading bad investment decisions.

I want to run a worst-case scenario simulation - We are assuming that the market MAY go into recession over the next 5 years (2019 to 2024).

Sold it in less than a month during the recession.

If there are markets with similar returns but with more insulation to recession, it's something I'd consider! 

May say we are coming into a recession in 2020 or 2021.