And unless she's already familiar with your target area (plus you mentioned your lack of background in BRRRR), you're asking her to take a huge leap of faith that this is a good idea for both of you.Compounding that, if you were implying your House Hack would be in a class C neighborhood, I can understand her reluctance...you and she would have to be obsessed with real estate to house hack in a class C.It sounds like you should dial back your plan a bit...For example (and not saying this is what you should do), you could try an approach where she gets her nice house in a good area with appreciation, then move after a 1-2 years and show her the equity upside. 

In some areas, you can even get a property tax discount.Check out this Section 8 mobility map which implies which areas are preferred and possibly are B areas. https://www.thecha.org/residents/services/mobility-counseling-programFeel free to reach out if you'd like to chat about my rental experience in the area as a self-manager.

Cash flow is mostly unchanged which implies that it is not good.In addition, the RE will appreciate (both rent and property) in the long term. 

Our federal government released virus projections today that imply we are in this for a few more months at the least.

I was not trying to imply you were doing anything bad at all. 

In the meantime, my takeaways thus far are:Public market values of retail real estate with otherwise strong fundamentals have dropped dramatically which may imply a coming drop in private market pricing and open opportunity for investors to find value.Different sectors of retail, and therefore different categories of tenants, are experiencing the crisis across a broad spectrum.

This implies high vacancy rates (note no rent payment is possibly worse than a vacancy as there is still wear n tear, possibly utilities, etc.), no appreciation (maybe consider factoring in  asset depreciation).Now for your deal. 

We can then compare the current implied cap rate for the REIT’s assets with its recent high to see the change in how the public markets are valuing the real estate.

This implies 1) There will need to be market appreciation to be able to extract value via a refi or selling 2) It is cheaper to buy a property with an existing ADU than to add an ADU.

Your best bet is to simply accept that you're not going to get the security deposit or to work out a written arrangement with her and give her forceful reminders when the payments are due (not forceful in a physical or harmful way, but in an implied threat way to let her know that you're serious).