So in my opinion if you know the GRM and cap rate for your area, you will be able to do a better comparison to see what is a better deal in your area.It seems the like price is so high because of the 99% occupancy, which is really good and its a safe place you put your money in my opinion if you are just getting started and want to ease into multifamily investing, but these numbers would most likely not work out.

Other investors here have been a huge help in putting my emotions at ease.

Any advice on how to better help the tensions?

The only option I see is to try to ease some of the tension, get them back to paying the original amount until courts open again where eviction is back on table. 

Sure, this is what you do.Try to go to local open houses and ease-drop on the visitors.

Never ease up because of fear. 

David seems to suggest to get into a BRRRR you need to give cash offers because the properties are in a such poor condition they wouldn't qualify for a loan and the ease of closing with cash/getting a property under market value.

Arlington county has pretty decent accessory dwelling unit (ADU) regulations, and Fairfax county also recently eased restrictions (still stricter than arlington), so you may have some success there too. 

As far as the ease of getting a mortgage as a college student, that’s nonsense.

I don't think I'll ever use a stand alone website again, because the integration and ease of use it so perfect.