But I have a dream, I have a desire to succeed, to see the light at the end of the tunnel, and one day, I hope to look back at recount the sleepless nights and stresses that laid the path to a better future.I have a 9-to-5 job and with the social distancing rules in place, I have been doing more teleworking.

It'll make it less stressful than trying to handle something from hundreds of miles away.You mentioned that you'd like some reading material.

The true economic (possibly physical) vacancy rateTo hedge this, I'm stress testing deal analysis with 10-15% (at least) off the ARV and rents and doubling vacancy. 

@Sonam GillKeep it as a 3/1, save yourself money and stress.

You reduced rents substantially, did you not?

You can build foundation without the stress of income.

Now those tenants will be hard pressed to make it with reduced sales.

However, I personally don't expect it to be any time soon given that they have recently announced they have STOPPED charging in some of the states they were previously charging in, and REDUCED their fees by 50% in other states due to COVID-19. 

What is a good approach and strategy to ask my landlord to reduce rent?

I am doing IO for first 5 years...so our cash flow is not reduced substantially and allow me some time to acquire(the purpose of the refi is to diversify our RE equity) an underperforming multi in CA, and despite rent control, be able to increase rents(via organic turnover and annual increases) without being super aggressive, and between the primary asset and the newly acquired asset, have the five years to increase the cash flows on both assets, so that when the loans(will leverage the secondary asset, too) goes to P&I we are not missing any cash flow and probably doing a bit better, despite the increased debt service.As for the lower LTV, I am being conservative and trying not to overextend our leverage.