My other property is in the Warner Robins area, which is based on government jobs.

The government has federally backed student loans since 1965 making lending 100k to a 17-19 year old (whom can’t buy beer, tobacco, or vote) a low risk loan.

You don't want a market that is too exposed to one sector or one employer.

I get this from a residential apartment on the top floor and a government agency on the main floor.

Cailyn,     I've personally been researching this on a 2 million dollar transaction and I'm being told 20% if it is government backed and above a certain number. 

I bet lots of mom & pop operations will be selling thanks to all the government changes.

From Danny- I personally believe the government will intervene in some way to either prevent this or mitigate it somehow. 

All I can say is our government today reminds me of my beloved Chicago Bears during the late 60's and 1970's. 

Established public sector base plus growing migration from Bay etc etc.

Three reasons: (1) the federal government is still in the driver's seat with Fannie Mae & Freddie Mac, so those mortgages will get deferred or worked out in some way; politicians got killed last time for the foreclosure rate, so they are not going to let it happen again and (2) the fundamental structure around loan origination is a million times better than it was in the run up to 2008; between 01 - 07 you did not need a license to originate a loan once Dodd-Frank passed and licensing became the standard a lot of bad loan officers got out of the business, and (3) Banks also tightened up their verification standards ( I know the standards are still relatively loose) but 4506T forms were not used between 01 - 07, so people lied about their income; after 2008, banks started to use 4506T forms to verify tax returns.