We became armchair experts in economics and public health, and we argued about everything…everything!

I've consider that the actual tenants will still likely have a tenant mentality and no pride of ownership. 

Most of us are so busy we fall into the, "if it's not broke, don't fix it" mentality, so don't feel bad:)Try to incentivize your tenants to 1) share their emails and 2) start paying electronically or depositing at your bank.

She is not in good health and needed to go to an assisted living facility. 

As long as it's a large University that's too-big-to-fail, I would say you're fine, it's the smaller colleges that I would be worried about regarding long-term financial health of the school. 

May everyone's 2021 be filled with abundance, prosperity, health, wealth, and plenty of flipping opportunities!

Since they are yours, once the moratoriums are lifted, remove them.You need to attempt to heal the relationship with the tenant the best you can and hope they pay. 

It is the Service Industry (restaurant, nails, dry cleaners, small retail shops, gyms, elective health care etc) that has been severely impacted.  

The con with this strategy is that you are converting income that is rental in nature to ordinary income(may be subject to SE taxes).The pro with this strategy is that it potentially opens you up to health insurance / retirement account deductions.

January 1st 2021 is when i started to have a daily schedule in order to maximize my productivity at work, health, and real estate.