My Memphis tenants have been doing a great job of staying current but they had the $1200 pandemic check and savings, if any to work with.My fear is the next wave of Covid and tenants ability to deal with itDean

They can't be evicted if they are renters, and most homeowners aren't underwater with adjusting mortgage rates or balloons coming due in waves so they aren't going anywhere either. 

, well maintained and well located house or class B/C building in a real neighborhood with decent sized units you are probably all full.I had a vacancy (1brs,  Burien downtown - adjacent municipality 15 minutes to downtown seattle)  in April around the peak of the first 'wave' of COVID and it filled in about a week with the highest credit score applicant I have had to date -  rent about 25% higher than prior resident,  with some light renovations,  mainly vinyl plank floors and refinish the pink fiberglass tub.

And we are still seeing appreciating prices.As far as a wave of foreclosures, we are not going to see anything like 2009. 

If the wave of desperate to sell listings goes on the market tomorrow, there won't even be any lower value sales yet for the appraisals to comp to. 

We are all just happily riding the wave! 

Someone protected a foreclosure tidal wave.

They could do this just to ride the wave and live for free.

Hi All, I am at the tail end of my 7th flip here in New Jersey and a friend of mine recently shared with me that she listed her multi-family on Zillow without using a realtor and immediately saw a wave of interested buyers with no representing agents .

I am waiting for NJ's 2nd wave and hoarding cash.Run your business like a business- and by that I mean, pretend you have investors to answer to.