But this article is not stating they are shuttering stores, simply not paying one month of rent. 

I also work hard to keep my income high while my health (mental and physical) allows.

Here are the four statistics you'll want to consider when researching prospective markets:1) Job Growth2) Population Growth3) Migration4) Housing MarketAnd here are some relevant articles about Phoenix to save you some time:-- Phoenix leads US Counties in Job Growth, New Data Shows-- Phoenix leads the US in Population Growth, New Census Data Shows-- Phoenix is the #1 Migration Destination-- Phoenix is Expected to be Among the Top 5 Housing Markets in 2020I can practically guarantee none of the other markets you're considering are going to be as strong on all factors as the Phoenix metro area is.

You can look to network with these types of lenders on BP as well. a good article explaining the function and utilities of each is: https://www.biggerpockets.com/blog/hard-money-private-money-difference>Search for foreclosures on the BP site under the "find deals" tab.

Was just reading this article when your post came through.https://www.bisnow.com/dallas-ft-worth/news/commercial-real-estate/before-you-break-that-lease-over-covid-19-negotiate-first-brokers-say-103597?

@Russell Brazil super interesting article.

They also sent me physical copies of the learning materials that I can use offline. 

I've read articles stating 2019 rates were around the 7% mark, but I'm curious what actual investors are seeing/using.2.

Saw this article on cheese cake factory not paying April rent.  

You need to research an Article V Constitutional Convention.