However, I personally don't expect it to be any time soon given that they have recently announced they have STOPPED charging in some of the states they were previously charging in, and REDUCED their fees by 50% in other states due to COVID-19. 

What is a good approach and strategy to ask my landlord to reduce rent?

I am doing IO for first 5 years...so our cash flow is not reduced substantially and allow me some time to acquire(the purpose of the refi is to diversify our RE equity) an underperforming multi in CA, and despite rent control, be able to increase rents(via organic turnover and annual increases) without being super aggressive, and between the primary asset and the newly acquired asset, have the five years to increase the cash flows on both assets, so that when the loans(will leverage the secondary asset, too) goes to P&I we are not missing any cash flow and probably doing a bit better, despite the increased debt service.As for the lower LTV, I am being conservative and trying not to overextend our leverage.

That would reduce my cash on cash !!  

For this reason I was considering reducing our contributions down to the bare minimum this year, and putting the money I would normally contribute aside for a rental investment.

If you give them the freedom to be candid, that will reduce your time wasted on candidates that aren't a good fit. 

In today's financial markets, seller financing can help move a property to close at a reduced cost to the buyer on closing costs.  

Increasing the deductible 5x only reduces the premium that little? 

This is the amount you'll be making payments on during the financing term.Interest only means the monthly payment you'll make will only include interest, not any principal paydown that would go toward reducing that initial loan balance.

I would like to reduce the term of my tenant’s lease.