I think this guy might be super-sensitive to this - stuck at home because of COVID, going stir crazy, etc. - and by how he communicates, may even have some mental health issues.How should I handle this?

I don't expect you to post sensitive info in this format.

We have used Dickie Baldwin (Baldwin Advisory Group), Accurate Group, SGPNow.com (Safeguard), DataTree, Raven Spatial, and others to get some combination of BPO/property condition report, drone imagery, desktop appraisal, AVM, etc.

It takes time to get a PM onboarded and all the eviction steps are time sensitive and must occur in sequence.

I'm wanting to safely grow my total investments while using fixed-rate debt to safeguard against inflation. 

I want to be sensitive to their concerns, as my family is also concerned about COVID. 

If there's a hole, it may be a red flag.b) sensitivity analysis: I examine all the assumptions, and make sure I can live with the worst case scenarios.c) "Stall and see": if they are getting money over multiple years, and there is no penalty for investing later, I would usually wait so I get some real performance data, versus having to look at theoretical pro forma information.d) Recession stress test: I will not invest in anything, until I subject it to recession level stress and see if I can live with the result.

In general 12% sounds right and maybe less for c grade or higher if its 8% mgmt 3-4% leasing and the rest in markups but there needs to be safeguards. 

Can you share a copy of the notice here in the thread (with sensitive info redacted, of course)?

There's a ton of resources on this, but the NOLO books have been my favorite resource for this, as they're written by lawyers, and tenant screening is a highly sensitive area with all the Fair Housing Laws.