Aside from the temporary shut down for hospitality type workers, Trade Shows are closed, manufacturing is on hold, products cant get sold etc.

Also a hard money loan is only a temporary loan. 

In the end, it comes down to the HML underwriting.Most people would call this a bridge loan, or "temporary" loan.

Many BP gurus are aghast at even tiny, temporary negative cash flows. 

This savings amounts to approximately 1.5 million acre-feet of water over the next nine months, or nearly as much as is currently in Lake Oroville.To save more water now, the order will also:-Replace 50 million square feet of lawns throughout the state with drought tolerant landscaping in partnership with local governments;-Direct the creation of a temporary, statewide consumer rebate program to replace old appliances with more water and energy efficient models;-Require campuses, golf courses, cemeteries and other large landscapes to make significant cuts in water use; and-Prohibit new homes and developments from irrigating with potable water unless water-efficient drip irrigation systems are used, and ban watering of ornamental grass on public street medians.

For me, maintenance became a huge struggle when I had to help my grandfather manage his company as he became too old to keep managing his company, and with my background working logistics at Amazon I realized what a logistical nightmare maintenance was becoming and how much of my time it was eating and hiring additional help is always difficult since I don't know many people with a burning passion for maintenance scheduling, so as good as the work was I always knew it was a temporary hire that could leave at any moment.While reading through here I have to agree that at a certain point having a property manager handle everything from top to bottom is incredibly valuable especially if your intention is passive income.

I am from the suburbs and even I have heard people say snitches get stitches and I don't want any stitches. or bullet holes.If it comes down to it I can just deal with the smell it's only temporary untill I buy the duplex so I'm fine.I just really want to know if I have any options.

For the person who has the right mindset and can conquer all the temporary difficulties, success will follow... 

You'll get this too.I found the families where easier on the house because they didn't move all their furniture in, no pictures on the walls etc, it was temporary. 

Realistically you could do it with the $16k to close, $8k for holding, some temporary cash to get to the draws (or a contractor willing to work on that draw schedule), plus some plan for surprise expenses, but if recommend having bigger reserves than that.