That's a longterm average that includes the recession in 1990, the recession 2001, and the Great Recession in 2008 (the grey areas on the graph indicate recessionary quarters). 

Fix and Flips are very speculative while long-term lease options are better recession proof. 

Real estate is cyclical, and land is one of the first asset classes to feel the sting of a recession.

Otherwise, you need to wait until the economy goes back into recession stage before you can be in a buyer's market and this can be months/years.Maybe Phil can explain this better than I can..https://www.youtube.com/watch?

I was thinking along the lines of ZIP: Lower priced zip codes with cash investor activity as per MLS cash transactionsBedroom: 3 bedroom minimum - best opportunity for end buyers of any flip or rental deals , as opposed to 2BdBathroom: 1br minimum - possible opportunity to add bathroom (value) Property Type: SFR, Duplex (Triplex and Quad market is for investors, aka lower volume and harder to offload)Last Sale Date: Either before 2011 (owners with equity for those who have owned longer term post recession) or before 2003 (the national average of length of homeownership - 13 years)Owner Occupied: Absentee Owned SF: 1,000-1,250 minimum Optional# Stories: 2 + Basement or 2.5 + B minimum Also, my partners and I currently work full time for the time being and we're trying to figure out a way for us to handle visiting property during the day more consistently. 

In my opinion, there's never much inventory at all in this area because imo the families in this area weren't hit as hard during the recession since this has always been a more affluent area of the SW side.