I was able to weather the 2008-09 recession because I did nothing and just kept collecting rent.

I'd buy a life estate or invest in a hedge fund that does life estates.  10%+ easily, recession proof.  

You don't want to have expectations of demand that dry up when a recession hits. 

In this market, I prefer MHP, simply because of their ability to perform through a recession.  

This inversion is, from what I have read, an indicator of pullback or recession in 1- to 2- years.   

Stability of cash flow, low tenant turnover, and relatively low capex all contribute to their ability to weather a recession.  

Rentals that cash flow day 1 are fairly recession proof especially if you are talking multi-family.  

I'm just curious how people were purchasing property during the recession - was it mostly cash?

Also, no one can predict the market, but there are 8-12 year recession cycles and we are in the 10th year currently, meaning when your tenant's lease is up you may find it harder to sell and easier to rent.... maybe, maybe not. 

My parents made a fortune off of RE investing in Bakersfield when the recession hit.