Offices will suffer, but not large scale vacancies and business closures. 

Even through the shelter in place order my vacancy rates have actually gone down. 

If you were to consider a duplex, go for 3/2s for the lower vacancy rate.

Vacancy of 5% is saying your tenancy is a turnover every 20 months.

I also wonder if we can claim damages for existing commercial vacancies since prospective tenants have all evaporated.

It would be hard to fill vacancies right now and I think I'd lose more than just losing 1 month's profit.

. $975 and $1150 for the 2 with mortgage ( mortgage payment for the 2 mortgage is $1800). cash after mortgage payment = $ 1575if I cashout the free and clear my payment will be $950 month for 30 year including piti. cash out will get $90k and will be able to pay off the 2 other mortgage. new cash flow $2425 ( minus pi and other basic expenses like vacancy capex etc etc. is this a good move? 

Let's be honest, if most people did that, you'd have a lot of vacancies as most of your tenants would be owners. 

I will have a vacancy at the end of April and I'm wondering how this virus will affect the vacancy time.

You don't want both to give their 30 day notice to move because then you end of with 2 vacancies. 4.