The situation of today is different then the recession in 2008. 

A friend of mine posted some very interesting facts late last year regarding recessions.

I have and am so happy to find out my portfolio of rental properties is just about recession proof.  

Very little appreciation, but very little depreciation through the recession.

For someone that's not as conservative, or a different view on the next recession, they might have a different opinion than me on all of this2) Sponsor quality check: (takes about 45 minutes per deal)I believe that a great sponsor can take an average looking deal and make it great, and that in mediocre sponsor can take a fantastic looking deal and make it bad (especially if there is a severe recession).

Finding, acquiring, improving, and operating mobile home parks is not easy, but the dedication and hard work is worth it when you experience the cash flow and recession resistant performance. 

Most real estate down turns are YEARS not months and do not occur until a year or two after a recession.

First thing that happens in a recession is that money is poured into financial aid to turn folks from "unemployed" to "full time student" status.. 

It is rather insular which is both a good thing as it has performed very consistently (albeit modestly) for a very long time even through the recession.  

Lately, I have my core sponsors but have expanded more and more into so called "recession resistant" asset classes within the real estate niche.