Ryan,Wholesaling is awesome, best recession free investment strategy there is. 

The property management company  was horrid and I lost s lot of during the recession.  

i guarantee you many investors will lose a lot of money in our next recession because they only started couple years ago and are gung ho leveraging more than they should or bought over priced property thinking things will keep going up just because they have been successful in an up market.  

I know many of you were investing during the last recession and were able to ride the wave.

Bought on 10/27/2017 for $461k, in escrow on 12/1/2017 with a list price of $585k.Rehab looks like it was basic cosmetic remodel, including:paint (ext/int), some exterior facade, windows, roof, cabinets and countertops, appliances, fixtures, recessed lighting, flooring, trim, electrical outlets/switches/covers, HVAC, doors, landscaping, etc.Their finishes look pretty standard and formula-based - basic fixtures, windows, laminate flooring in main living areas and carpet in bedrooms, about 12 +/- recessed lights (kitchen, family room and bathrooms only), single center ceiling light fixtures in the bedrooms, standard appliances, nicely finished standard cabinets with nice Quartz counters.It's what I would consider well updated with generally standard to some above standard quality.

Boise is not a linear market and was one of the hardest hit during the recession.

While most of these homes bought during the recession have been foreclosed on, there are ways to prolong this process in my state so somebody can be delinquent for years before they get foreclosed on.

I'm looking at ProShares Ultrashort Real Estate (SRS) or Drexion Daily Real Estate Bear 3x (DRV).If you look at the price now vs the prices during the last recession it seems like you could hold a relatively small position and potentially really cash in if the market turns south again.

The migration out of CA started to be felt + tech recession, although it's not crashing the market. 2 years is nothing. 

4br/3ba SFR1900+ sqftLot: 6,655 sqftBuilt: 1988Location: Palmdale, CA (Far East side, Think 50th and Ave R) - 60mi Northeast of LANeeds $50K renovations (big ticket items - Kitchen: refinish cabinets (not replace), stone counters, tile backsplash, faucets, appliances, tile flooring, recessed lighting - Master Bath: Stone (or less expensive alternative) counters, recessed lighting, new double mirrors, double faucets, glass shower enclosure, new tub, new toilet, tile flooring, replace broken windows - Back Patio: Refresh and replace all rotted wood on patio cover; paint) -- Main level: laminate wood flooring -- Upper level: Carpet throughout) - Roof Good, Plumbing good, HW Heater may need to be replaced, HVAC will need inspection and cleaning.