After 10 years of maxing out that Roth and the market going through two recessions in those 10 years, my Roth was worth what I contributed to it. 

Even when the Government basically tells the tenant that you can stay in your apt just by filling out a form *wink* *wink*I have survived and have done well in many Crisis with this Management Style.The DOT Com bubble that crashed the Stock Market by 66%9/11 Terrorist AttackThe Great Recession of 2008And now... the Pandemic of 2020/1I suspect that in the next 10 or 20 years, I will wind up looking back at this as just another bump in the road.The bottom line is that if you don't trust the Government or Politicians, then you better get Tenants that you can trust.

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.

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.

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).

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. 

For example, if we knew for a fact that a recession was coming this year, would you advise selling stocks and investing in multi-family?

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

No flip)-Recession and tenants leave and rents go down ( I loose $200 per unit so $1400/month less so now I have to pay about $800 ($1800 total now to stay on target) more per month (Fine unless my income goes down by more than $30,000/year)-All 3 have roof/plumbing issues at same time (should not matter; each house has a separate maintenance budget to cover this)-All three need work that far exceeds the maintenance budget (Would need loan perhaps, but this is highly unlikely to have an extreme situation with all 3...BUT....it COULD happen)Would LOVE your thoughts!

If Tesla runs into trouble in the recession, I expect Sparks to see some pain.If you can predict job growth and job losses, you can do very well in local real estate markets!