-I got a letter from her employer on 3/31, saying she is employed but hours have been reduced.  

You don't want to get into a situation where the tenant says the owner agreed to reduce rent or says they have a higher security deposit than the lease says.

If not, you not only have no obligation to reduce rent for him, but also calling this out states that he is not maintaining the apartment. 

But you've forgotten some things in your numbers that will end up reducing the cash on cash return; you will still be responsible for annual repairs on each unit & if you plan on hiring a management company then you need to include their fees. along with the mechanics shop.

With this mess of corona virus going on HML are drying up or reducing they're leverage.

Seller (or Zillow,etc.) would report the full contract press but later agree to amend (reduce) that contract. 

When that does happen, an agents role will become greatly reduced.  

Pools aren't as scary as landlords make them, maintenance is annoyingly consistent though. had to max out liability insurance on my end and activate a blanket insurance policy & require any tenant to prove they have 500K minimum liability. on top of that have to pay a company to maintain the pool to reduce my risks.

Maybe they could work with you in creating a direct mailing list where they could reduce their commission for your purchase with the benefit of potential listings that don't meet your criteria for a good deal?

And I think the Coronavirus/COVID-19 is exactly the kind of catalyst that will cause us to start looking at declining rents for the first time in years.What I think will happen is what happens in every recession, namely that a lot of people will be forced to either move home or double/triple up (get roommates, or more roommates than they had), which will reduce demand.It's possible I'm wrong, we could (eventually) get inflation and maybe rents will keep rising.