In my state it would be the division of consumer affairs, they could bring down a world of trouble if the landlord is acutally breaking any laws with how they have their property. 

Use this as a reminder to get your affairs in order for your beneficiaries’ benefit. 

Thanks for catching my mistake in including the wrong rates and terms for the HML.Assumption used for calc:  in light of current state of affairs, though I have spoken to several HM lenders, I cannot get a quote as operations are on hold. 

Wait and see if the current state of affairs shakes a few better properties out onto the market.

The lease option is interesting, but I worry since there are already tenants in place how that would muddy the waters, legally, i.e. which "tenant" would the seller be evicting if things went sideways.The hard money loan is an option, just looking at path of least resistance given the current state of affairs and potential for tenants losing their jobs, non-payment of rent, etc.

.); (B) insured under section 255 of the National Housing Act (12 U.S.C. 1715z–20); (C) guaranteed under section 184 or 184A of the Housing and Community Development 3 Act of 1992 (12 U.S.C. 1715z–13a, 1715z– 4 13b); (D) guaranteed or insured by the Department of Veterans Affairs; (E) guaranteed or insured by the Department of Agriculture; (F) made by the Department of Agriculture; or (G) purchased or securitized by the Federal Home Loan Mortgage Corporation or the Federal National Mortgage Association.

There in lies the rub, as they say, as this can be challenging the more investors involved.Other items of Note:Talk with a commercial lender, especially with the current state of affairs, and submit a personal financial statement to find out if 20% down is actual.

Seller financing may or may not be here in a huge way due to the current state of affairs. 

The scenario you propose is not really 'investing' in real estate, it's managing your family affairs. #1 is the 'right' answer. 

I would suggest that this current state of affairs is no different.