These are areas in a state of flux that can either become better areas over time and the investor wins big or they can fall back into war zones again.I see that as gambling and if you do that you might only want to make it a very small fraction of your overall net worth to invest.

Mine fall into 3 general categories:1.)

Dow is down 1000, 10 year is falling off a cliff, but people are still paying rent!

My area has relatively lucrative SFR rental market since the purchase prices of homes in the small towns around here(Redwood Falls, MN) are quite low compared to anything in the Metro.

At least, if I was in the primary position, I would have a property to fall back on. 

Take a security deposit and treat it like a normal rental.Ensure wording is included that would include clear stipulations on what will happen when things close or if for whatever reason the deal falls through.

If she is a responsible tenant thus far, then hopefully it falls in line that she will also be a responsible dog owner.

Cross streets Bryant Ave and Gwynn Falls Parkway. 

I'd say there were a couple of ways you can go, but you are actually positioned perfectly to move forward.Bu my count, and your numbers, if you sold off all the properties (don't fall in love with your properties...they're not related to you), you should walk away (after fees, etc...) with around $240-250k in cash.

Max this falls is 20% because coronavirus is not deadly, it's just temporarily economic slowdown from quarantines so it will pass.