rob, sf and your situation says to me big money, high stakes, lots of regulations, and very lawyered up town, both for private parties and legal aid....so I would look into talking to a lawyer who does landlord tenant law, majority on the landlord side  (and try for someone that does mostly that area not as a sideline as a generalist ) and in that direct vicinity...

It needs proper professional aid.

That's an excellent idea and the nearly centralized location of Wisconsin would aid national distribution.

Poverty, unemployment, and 50% of the population on some kind of aide makes home management real tough.

To aid the investors, each time I come across a syndicator and their deal I screen them using my own an due diligence process that I have developed and I grade the syndicator and the deal opportunity and rank them compared to others. 

With all this emergency aid I don’t really even see why there needed to be a moratorium in the first place.  

Zillow is a for-profit enterprise that knowingly publishes incorrect information.

A pro forma prepared to aid in selling a property would not include debt service as an expense--it should assume the buyer will pay cash.

Reference the Howey Test for determining if something is an investment contract:"a person invests his money in a common enterprise and is led to expect profits solely from the efforts of the promoter or a third party," To the original poster - there are plenty of vanilla operating agreements you can find online, you can get one from Legal Zoom for very cheap.

My solution is to sell, take the loss/rip the band-aid off in the next 2 years and consider it my college education.