If economy tanks, recession, depression, people can't afford squat, RENTS GO UP. because the demand for the supply will be insane.    

Your best bet is likely going to be trying to figure out some sort of seller-financing, or bring on a partner to the deal that can supply the additional cash. 

Just supply and interest rates crushed us.

The crash of 2008 was caused by a combination of lax lending standards, the supply of money flooding the market and over construction.

@Kaleb DeCook depends on supply & demand!

Is the City of Pomona prepared to lose 10% of its rental unit supply (2300+ units)?

The key is to know the market including the supply and the demand in the area. 

You potentially could do a partership with someone who could supply the money for a downpayment.

Here are some data points below from the past month:🏠📈 Real Estate Update 📉🏠Here's the latest market report (based on single family homes):🏡 Mortgage Rates:30-year conventional rate today is 6.63%30-year VA rate today is 6.20%💰 Median Sales Price:May: $475,995June: $485,000July: $487,483📈 New Listings:May: 2,141June: 1,920July: 2,032📅 Median Days on Market Until Sale:May: 12June: 13July: 14📦 Months Supply of Inventory:May: 2.4June: 2.3July: 2.6

That'll negate the supply.