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.

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

 I live in Jackson and the houses I rent for 825-850 I paid maybe 35K for, but granted that was during the Recession.

Plus the installation of recessed lighting etc I had my guys put up 1x3 strapping & 12 ft drywall.

They were burned in the last recession and had no desire at all to do rental home mortgages for me. 

Dot com bubble, 9/11, the great recession...

That strategy basically turns your assets into a house of cards WHEN the market corrects.Keep studying financial history (S&L Crisis, LTM Failure, Dot com, great recession, etc) .

Sigh.A recession is normal.

If the applicant has at least some savings, a co-signer with strong financials, good rental history with good references and good solid employment in a recession-resistant field then that would make me feel comfortable moving them in even even with the bad credit.

Finally, we will have a necessary recession.