Why not try the path of less resistance first?

Retail is moving to an "amazon resistant model" Think service-based locations where you get your medication, pick up food, or an escape room.

I think for the folks that don't have any of the specialized skills mentioned the path of least resistance is to actually save for your own down payment rather than spin your wheels looking for a partner. 

If a great buy and hold comes along that I can’t resist I would definitely  cash out and move on the property.  

Class B, is affordable and is very recession resistant in the right areas. 

I figured I would get some resistance but this is a little more extreme than I’ve encountered before.

These two options are sure to send the tenant running but just be prepared for rebellion, resistance; they may not want to move since I'm sure they know they're underpaying. 

The reason she was so resistant is because she had no reason to trust REI.

The American Apartment Owners Association has compiled a state-by-state list of the orders:https://www.american-apartment-owners-association.org/property-management/latest-news/covid-19-eviction-orders-50-state-trackerI looked; couldn't resist - and there are a few states that actually left a landlord/owners property rights in tact throughout the pandemic. 

@Ryan KomagomePros: Rent stability, downturn resistant, rent paid on time (sec 8 portion at least), incentive for tenant to adhere to lease or they’re kicked out of the program, sometimes you can get more than market rent, providing a nice and safe home to a family who really needs it.