Even before COVID-19 came onto the scene, it has been a prevailing theme over the last year or two that cities and states are pushing more laws limiting the abilities of landlords to collect rent, evict tenants who don't pay, renovation and increase rents, and other regulations regarding how their business is operated. 

Successful Real estate professionals have their own Mortgage lender LO cross verify the buyer's ability to close on a loan before going into contract. 

I can afford the monthly payments just fine with no real strain put onto my life or ability to support my needs.

I ended up buying a house I had never set foot in, and was so confident in his ability to spot the cause of some damage that looked worse than it was, that I was able to beat a bunch of other cash offers by removing the inspection contingency.

I'm a bit afraid of using a HELOC, but i think that's because I'm just not educated enough on things yet to be confident enough in my abilities to make it all work.

It may also be worth a conversation with her to get her to understand what effect filing an eviction against her will do to her future ability to secure housing.

If you're active in the military you're going to have less time and ability to take calls from tenants. 

If I were to get a fix-flip loan right now, I'd make sure it's 12-13 months, ability to extend it if necessary, and I can hold it and not be upside down.  

“What are some of the punishments dealt to the wholesaler  e.g.were they imprisoned or fined,forced to pay all plaintiff attorney’s costs,enjoined/lost ability to enter into mortgages, sell real estate, or dealing in finance deals?”

If you can't do that, question yourself about your abilities to achieve it in RE.2) AFTER attaining at least a medium level of success in your profession, build a business from it.