I will definitely attempt to do cash for keys before going down the eviction road and add that to my costs.

My question is should I attempt to get a HELOC from my bank just to have some extra cash laying around just in case after the pandemic is over and some good deals come along ??

Unless the tenants notify you ahead of time, and attempt to work out a payment plan, you continue business as usual.

These things are:-Lowering rates DRASTICALLY (dates in the near future are less than 50% of our normal rate)-Advertising on Furnished Finder to try to house traveling nurses-Advertising for longer term rentals (1 to 3 Months)-Communicating with landlords about Rent deferment or reduction (How have you attempted to do this?)

In an attempt to be an understanding landlord I offered to waive late payments for 3 months but made it clear after 3 months (Feb 1,2020) late fees would follow as was outlined in the lease agreement.

Get rid of them, clean the places up, put them back on the market at current market rates, and find well-screened tenants to place under your lease with your rules.Any attempt to "train" the tenant to your policies will be seen as an intrusion and they will resent you.

Or attempt to get a reduced price due to their delays and cover ups.

thanks Nathan, I am trying to work my way backwards i figure if attempt to stick to properties under $100k and increase my savings from my job by about $100 a year.

Are you actually going to take your mom to court and then attempt to garnish her wages? 

Seems complicated to even attempt to do with no prior experience.