How do I explaint it in plain English.Here's the basis data.Average MBS Spread between 2001-2023 is 90bps2008 MBS Spread is 175 bps2023 MBS Spread is 135 bpsThe higher the MBS Spread reflect the volatility of CRE(and SF) of real estate market ; but at  same time, those volatility would be normalized from average 20 years prior history.Having said that, there're lot of way to exploit this, for example: buy a crashing property, buy mortgage REIT, but MBS funds, buy MBB, bRRR highly priced home, goes to syndication that purchase MF with 30% discount....lot of method but the basic idea is , 2023 is the limited edition of 2008, and investing in 2009-2012 is the wet dream of real estate invstors LOL

He also mentioned that he almost hit 40% vacancy during the crash and he barely made it through.

I cannot stand their glitchy, slow and crash prone site anymore.  

Most I knew came through prior to the 2008 crash and we know what happened to most of them.

Sounds like a great learning experience and hopefully the next one goes a lot smoother now that you've gotten a crash course on the good, bad and ugly.Wishing you all the best on #2! 

We started this company prior to the last crash and, during that time, many advocated the same aggressive position that you just advocated for.

Then someone gets in a car crash or their spouse leaves them, and then we get posts on Bigger Pockets like: "Getting out of a nightmare partnership!"

When the crash happened in 2008 they all got closed, no matter what equity or perfect person you are.

The ultimate worse case scenario would obviously be if i purchased a home then the housing market crashes and I lose hundreds of thousands in equity value in a short period of time?

Watch, "Home Prices in New York City to Crash 15%" with Reventure Consulting.