I am a 29 year old new investor that has done a couple of live in flips and 1 pure flip.  However, I was changing my strategy to long term buy and hold for more passive cash flow and I was about to go under contract on a property last week right before all the crap really hit the fan.  The property is a 4 plex that would cash flow 900 a month with potential for more when rents are brought closer to market.  However, with governments now suspending rent and mortgage payments around the world and American politicians calling for the same I am very hesitant to buy anything.

Interesting Article about suspending mortgage and rent

I could make the mortgage payments if a tenant was not to pay, but I couldn't make them if all 4 tenants didn't pay because the government told them they didn't have to!  I do have a decent emergency fund however, in these unknown times I would hate to have to dip into it and it could be depleted in less then a year if my renters didn't even have to pay.  Even if the government doesn't suspend rent payments I am also concerned with how many tenants will lose their jobs and not be able to make rent.  These properties are not luxury by any means so if it was like 2008 I think I could still keep renters in their with lowering rents just a bit. Personally, I think it may be worse then 2008 though.  I know the sellers are motivated as one is in bad health so I am thinking I can get it lower then what I originally though. Here are my current thoughts:  I think I wait it out for a couple of weeks and if they sell before then I can live with that.  If not, and I am comfortable with where the market is at I will put a lower offer to ease my mind. I think if I frame it around not knowing what is going to happen will possible get them to accept because they need to sell.   

What is your advice?  If rent payments get suspended do you that will include mortgage payments for landlords as well?   Do you agree with the arguments in the article?