So yes while the value of properties may fall during a recession, who cares as long as I am getting my rent checks it has no impact on me.I think where you buy also depends on your goals, if you are looking for cash flow, appreciation or both?  

@Gregg Benningfield This is a bit off topic but with the recent $10,000 incentives for employees of some tech companies from the SF Bay Area to move to Tulsa, has that impacted the market ?

I don't think more flips will impact your "readiness" for commercial development.

What real estate impact investing businesses are you aware of?

Painting the trim and doors white would have a huge impact.

Can an investor somehow pay the owner of a depressed property a fee to have them quitclaim the property over to them in an effort to keep the sales history at market value and to not negatively impact the value of comps?

We will feel the impacts of the increased consumer demand for convenience and service.

Also, while I have not taken time to study it, I think looking at the Louisville merger (https://www.abell.org/sites/default/files/publicat...) would give strong insight into the impact we might expect.Will definitely be interesting to watch this play out. 

Or maybe some more permanent cooling install?)

I have had clients that cannot take depreciation as it impacts their bottom line negatively personally.