Heck, I have a tenant who owns a construction business and was a multi millionaire before the crash.

When the market crashed in 2008, we were in Redding, CA.

After doing some research we decided we are not ready to move forward lol.We have very unpleasant out of state RE investment to my home country.

Theyve said it 3 years ago & they’ll say it 3 days from now too lol.While yes, it’s always possible that the economy could experience some unexpected harmful event &  a recession or market correction could come, if you look at real estate now in kern county the fundamentals & market conditions are much more stable & different than pre- 2007/2008 crash conditions. 

I must say that I am biased as my parents bought one (sold it after market crash and it still hasn't recovered from the 2010 timeframe)

I don't have experience with crash pads for pilots so I didn't include that category. 

I believe in reading a good book but field work is a crash course and the best way to go.

If rents don't crash ,my residence would basically break even after the re-fi and higher mortgage payment.

You do it after a crash when you know the market is going to increase.If you lost $1,500 a month, that would cost you $90,000 in five years before accounting for vacancies, capex, and other expenses.Appreciation plays are for the wealthy.

Then when the market crashed, those houses of cards came tumbling down.