Get a reduced price and convert the lower unit into an office or self storage (you could offer to the tenants a 10x10 for $100 a month if the space exists)?

You can reduce your risk by looking at the historical increases, and extrapolate.There are a lot of things to think about! 

Lastly, target closing between the 5th-10th of the month, so you are prorated more rents at closing (helps reduce cash needed to close). 

There is a real chance that the number of non-bank lenders/servicers decreases, which I suppose could theoretically reduce competition for new loans and drive up pricing.

I wrote a proposal to my landlord stating the situation and gave my BOLD proposal which was: asking to her to reduce my rent by $200 (from $1300 to $1100) for six months, then in 6 months I will pay her $1500/month until caught up.

For me, even though social distancing has reduced my movement, I still continue to be active and work on deals which helps me to avoid all negative thoughts around.

I would love to offer our stand alone unit at a significantly reduced fee for Covid-19 responders but I can't afford to offer it for free.

You can reduce the premium by increasing the deductible. 

Your best bet is to find out if your town has free/reduced price legal aid for tenants.

We have had tenants contact us telling us they will not be paying rent due to reduced hours at work.