Putting in offer now? Finding tenants/Roommates right now?

[Kirk R.]

I found a property I'm interested in to go owner occupied. 4 br/3 bath.

The property is listed at $120k. I might be able to get $9k in down-payment assistance thru different local programs. & a 3.125% VA loan.

So my potential cash flow:
$600 $40 * 15 = STR 50% occupied
$400 Roommate
$400 Roommate
$1400 incoming

not positive but think local ordinance is 3 people same house different last name. so would be able to kind of dodge using one room STR?

Outgoing

$70 Internet
$200 utilities
$920 mortgage/taxes/insurance
$40 water
$100 maintenance
$100 lawn care
$1430

taxes are $400/month with an assessed value of $150k.  I should be able to get assessed value down to my purchase price.  Which I did on a past property. Or maybe tax people say wasn't an arms length transaction & was 6 ft social distancing transaction so they won't reduce taxable value. 

at best, It only would cash flow $170 if i get the taxes reduced or an alligator at $30/month (fully occupied) .  but i would be living there also.  so if i put myself down for $400, it's really $570.  but right now I'm pretty much living rent free in a room I wouldn't be able to rent out. 

Illinois gov said IL is shut down til at least end of May.

paying out $1,430 with potentially no rental income will stink.  especially since it'd be self inflicted!  My feeling is the economy won't bounce back til next summer.  who knows tho.... 

The property is worth at least a $1!  So maybe low ball?  Seems like alot of risk right now buying a property when I don't have much sense of urgency.  Altho this property does check all the boxes of what I'm looking for & only been on market for 30 days. 

Property is move in ready.  & might be worth $150k BC (before covid). My area RE is not appreciating much & may actually be going down in value. 

I would enjoy living there a little more than where I am.

Are people finding roommates /tenants /STR?

Anyone have any insights/advice that might help? thanks