Installed recessed LED lights in the kitchen and laundry, painted the exterior of garage door and shutters, replaced exterior wall lights.

Long story but I had a business that went south when the recession hit in '08. 

I believe Houston, TX was the first market to pull out of the housing recession when values recovered from their previous highs.  

It's a market that's very insulated to recession, so there's some peace of mind that regardless of where we are in the cycle you can continue to cash flow and hold your value.

And, when I had a friend, who was making money hand over fist wholesaling houses, willing to teach me the trade, it was a no-brainer.Wholesaling is great because it carries no risk, has no income ceiling and is recession-proof.

During the semiconductor recession of the 1980s, for example, the chip company Intel featured the "125% solution" where its engineers had to work 10 hours a day for 8 hours of pay (perfectly legal).

I feel like the prices will go down once the interests rates go back up to pre-recession rates, but I also feel that the home prices may not go down that much, due to inventory and sellers not wanting to sell.

I'm afraid that if I jump in now, prices may come down in the future if that recession ever happens.

During the recession, my commercial apts appreciated while the residential props slid.  

Any examples from this housing recession?