Given the Coronavirus situation and the calls for rent control and all. that, I don't see how you can do anything but continue to educate yourself -- as many here have suggested -- and wait until you see blood in the water with the people who leveraged without sufficient reserves.

The good news is that if you keep your budget under $350,000 you can find places in C class areas that are close to hitting the "1% rule" and thus likely to pass the "self sufficiency test" (SST). 

In my experience with this type of loan, options are very unique to the lender and what conditions will be applied to the loan or property and quantity of properties allowed or better said minimum.

Also I have common areas cleaned weekly now should that be sufficient as far as "my part goes" or should I have them cleaned more now?

In any case, it is a reason why you need to carry sufficient reserves.

I do sleep much better at night knowing that even if legislation weren’t to catch up, I’m self sufficient for at least 3 months.

If you are planning to do a value add, I would have to agree, a seller carryback can be a great strategy granted the property is owned free and clear or has sufficient equity.  

When forcible detainer cases are heard in markets like mine where the 'care act' provided sufficient funds to cover rent for a number of months, I will be very surprised if these cases receive a lot of sympathy from court.

Also, with the 3-4 unit, the property will have to pass the Self-sufficiency rule, meaning, 75% of the income of the building has to cover 75% of the building's expenses (PITI - principal, interest, property tax & property insurance).Lastly, if you want to build quick equity and increase rents, you might consider taking a 203K renovation FHA loan which you can use to fix up the property and to add features and benefits to the units that will ensure an increase in monthly rents.

The quantity and quality of data available.It is more appropriate to describe an appraisal as weak or strong than it is to describe it as good or bad.