Key is "recession-proof" industries - hospitals, colleges, federal government facilities, etc.

Standalone can go up to 100%I never thought I'd see this product of higher loan to value become available again, especially after the Great Recession.

I had about $8k in repairs and I have it fully rented today for almost $1300.I was fortunate enough to have another business that was surviving the recession when I started. 

I typically do my numbers with rent being a little lower than current market rent because I want the ability to be flexible in the next recession/pull back.

It has one of the fastest growing job markets with an unemployment rate of only 6% (Feb. 2013).It has a well educated workforce and was #2 on the Forbes list of recession-proof cities recently.

It's doing great and I get a little nervous about buying and holding.As for now, I am thinking doing 20% down on a 30yr.I understand the argument of "who cares if you buy now or in a recession when you are looking at holding for 10 years/15yrs/30 etc.".What are your thoughts?

It is a very dynamic marketplace.During the height of the recession, when we thought we might lose one of our two large banks, things were pretty stagnant.  

Yes, it slows in a recession, but it will grow fast again.$50K for a 2 year old brick 3-2-2 is too cheap.$400K for a 4500SF luxury home that would cost $600K to build now before the land costs is too cheap.

I would be able to live off the monthly rents.I know there are risks, and there is work involved, but all in all, the risks seem less and the dividends greater than securities investing (even with REITs), the work (and risks) seem less than starting other kinds of businesses, and the returns are definitely greater than with a guaranteed interest product like a treasury bond or CD.Also, in my experience, every landlord I know who owned houses and rented out rooms, continued to make money throughout the recession.

I never knew those statistics from the Recession of '08.