The secret to making money in commercial real estate and controlling your risks is to make sure that any deal you get into can survive through hard times.
With the right deal, you're buying it under market and creating good cash flow by the end of year one. If things get bad due to a recession or any number of other factors beyond your control, if your property can survive by lowering the rents a bit , or by operating at 75% occupancy with enough net operating income to pay the expenses including the mortgage then you'll survive.
It's the investors who get into highly leveraged deals and pay too much that will be in trouble. If you don't ever have to sell, and your property can bring in enough income to cover the bills during good times and bad, you'll do great!