Don't target properties with recession proof being a top criteria item, just focus on the numbers and cashflow as usual.

i have done 2 ..30k properties   in the past  4 years  here in Houston,Tx  area  , needed alot of work , foundation /roof / electric /plumbing ... big ticket items  , wasn't bad , becaue the neighborhood comps were in the 110k range    , after all said and done , listed and sold for 100k  , spent  on  rehab  35k / comm /closing 10k   came out with 25k profit ... 

Keep in mind, buying an off market deal is not really an option here because of the above mentioned items.  

We don’t line item anything out as a “pet rent”. 

They find a place and have no clue next store is a run down trailer.

You can always look at finding a separate place to store your cars.

And many landlords around the country have proactively told their tenants they will be flexible, as retail stores around the globe close to slow the spread of the novel coronavirus.See story here with other restaurants not paying rent-The commercial mortgage market is seeing significant margin calls and in serious trouble right now...

The biggest problem I have is Lowe's and Home Depot have lines waiting to enter the store.

This all has an effect on hardware stores and employees, tenants, landlords, and investors as a whole. 

I have replaced them for family members and they are a bit of a pain as it's a pretty heavy item to suspend from the sink drain.