My worry though, like many others, is that we don't know how the real estate market will react to the current crisis.On the one hand, I would have a guaranteed tenant locked in at above market rates for the next year.

Take it empty and I guarantee it will rent in a week."

Even if you had the property in a LLC, you are going to have to personally guarantee the loan anyway...Bottom line: pay several hundred for an umbrella policy, or pay for the accounting/bookkeeping, tax filings, bank accounts, your time, etc to have LLC’s.I hope that helps.

So I've seen a few posts on here recently from some users saying we should all have Section 8 rentals because they're essentially guaranteed rents and recession-proof. 

1- I have must less interest right now than I did before due to the unknown about how landlord will be treated and how they are being regarding in the media due to the virus et al2- oops answered in # 1 but another reason is that the current prices aren't representative of what I believe the increased risk is at this point.3- I've got one property coming open at the beginning of the month and am moving it to S8 property for the guaranteed income.  4- I only have one other S8 property and it has been awesome for me so far. 

Does a guaranteed payment change anything? 

When you buy with conventional loans, the lender is requesting that you personally guarantee the loan, or with other words, you'll be responsible to pay the mortgage, and if you don't pay it, the lender will come after you.When a property is purchased in the LLC, the banks can go only after the asset or assets in that LLC, not the owner himself, therefore, the only way you can buy in LLCs is with commercial loans, private loans, and hard money loans!

While it's possible that you may at some point be forced to dip into this reserves while the market is down, statistically speaking as long as you stay consistent then you will come out way ahead.I also have a guaranteed military job, so my paycheck is always coming in which allows me to take more risks than others would potentially feel comfortable with.  

Plus, there is no guarantee you can get a consistent 3% annual appreciation. 

Why was the owner trying to sell if she was getting section 8 'guaranteed' rent?