The current interest rates as attractive as they are wouldn't be a sufficient inducement for me to buy now, because I demand proven economics first and at these pricing levels that's quite a stretch in my opinion. 

You start seeing copper supply lines, PVC drain lines, larger electrical services, modern breakers, sufficient electrical service to kitchens and baths, etc.

I have not raise the rent for 2 years. I am debating for how much I have to raise it. Any suggestions?

NOT ONCE have I heard them mention the "self sufficiency" rule!!!

I cant' seem to make my mind up and figure out whats most needed and what is sufficient to what i can afford. so the break down from several contractors. 

Spoke to one bank who is around 3%, but, they turned it down because they said that the NOI wasn't sufficient for them to lend $611k.

We haven't decided yet, but we may scale those back slightly to make sure we have enough cash on hand.So, lesson learned -- keep sufficient reserves for a rainy day (or epidemic), don't over-leverage your properties, and be flexible...  

How can I do a showing as safely as possible, aside from the quantity of pictures and virtual tours?

I just feel a shorter contract, as long as it has everything it needs, is sufficient. 

I have sufficient reserves to carry costs and it looks like there will still continue to be some revenue from bookings albeit at lower rates and more vacancy than usual.