Also, governor Newsom cannot extend extend it beyond July 28, 2020.

3) can the seller refinance or extend the terms of the contract?

Think big picture.Consider all the benefits of the investment over an extended period of time and get started!

I generally try to put my October through January lease starts on 18 month initial terms to better align with more favorable leasing periods when the units come back to market.

While I have found MTR tenants who stay a year, most start month to month and just happen to extend. 

I spend extra for the the supply house versions and rarely have issues during warranty period.

The city required the road to be extended a few feet, along with water and sewer.

You need to minimize upfront expenses because 100% of your investment is at risk and lost if the lot is not buildable.My favorite strategy is to locate the property and tie it up for usually no more than $100 for a period of 8-12 months, analyze it myself and if I believe it to have a chance at being buildable I create a permitting plan and market the property to other investors/builders willing to take on the permitting risk.  

@Ryan Kelly mentions what is known as extended dwelling coverage.  

I rent to one couple or small family for the full rental period - no less than 2 months and no more than 3 months.