Based on the fact that you've pulled out of two prior deals, when you had a good deal, and watched people pay asking price and close, it seems that you have some buyer panic above and beyond the pandemic.

The investor buys the distressed property prior to rehab, but it's purchased.

Makes it easy for me to do walk throughs prior to a new lease.

I currently rent(long story with a divorce n remarried) and my wife has lived here for 8 years prior to us meeting. 

Prior to that we had 6 weeks of inventory, now with those temp offs, and people delaying listings, we have less than 3 weeks of inventory.

(It can happen with other forms of electronic payments but seems to be easier to do with credit cards.)Here's one of the prior posts talking about it: https://www.biggerpockets.com/forums/52/topics/672783-fraudulent-transactions-on-rent-collection

Was the house a hoarders haven prior to you getting your hands on it? 

@anthony angotti I like what you suggested to do my due diligence prior to closing, however the way the contract reads if I back out, I would lose earnest money... 

If you are going with an investment program you can quit claim deed it prior to closing the refinance.

Couple of things are going to happen if the tenants refuse to pay rent for the next 90 days.1) major spike in evictions come the end of the 90 day period.2) market will get flooded with delinquent tenants in the market looking for new homes prior to the 90 day period ending to avoid evictions and ruining their credit So everyone be aware if you randomly have so many calls for your vacancy say around mod June .Us landlord should stick together and refuse these opportunist move into our properties because they just decided to be irresponsibleAnd not pay their rent when they could.