You might engage with them and help them understand unemployment is available for 100% of lost wages there are food stamps available etc. you might also inform them that they need to provide documentation to get rent delayed   ? 

I've been reading books, documents/guides and now I am in the process of creating my short-term and long-term plan with real estate.

Once you agree on terms you will need an attorney to draw up all the documents. 

https://www.nar.realtor/sites/default/files/documents/2020-nar-flash-survey-economic-pulse-coronavirus-residential-03-12-2020.pdfThere was an open house in my neighborhood last weekend and the cars were lined up on the curb. 

Both parties agree on condition up front, and both agree on condition at end, you are less likely to get pushback if you withhold all or part of the deposit.In your situation, no deposit does not technically mean no liability for damages, but obviously harder to assess, particularly if you don't have any type of documentation of the condition before tenant moved in. 

I'm considering getting another tax preparer to review my documents. of course this would cost me more money. 

And that doesn't take into account other govt. assistance and religious charities that help people stay in housing when they experience job loss.Add in the lowered costs of not driving to work and eating out (as pretty much most of the country does for at least one and in some cases all three meals a day) and he may be better off financially than when working.Before you forgive rent, get documentation that he has applied for and been denied these benefits.

Deal Room, where access to files, documents, photos, financials, etc. is available to accredited investors.          

Her attorney claims that there is no agreement of a dog in the lease even though there is constant documentation of her acknowledging the presence of a dog and it's residency in the house.

City isn't likely to let you rezone it anyway (assuming it's in a single family neighborhood) and it doesn't really become multifamily until you add a second stove and range (like you might in a casita).All in all, take a look at the CC&Rs and the HOA documents to see if there is any limitation or restriction on leasing your property (such as no short term rentals under 6 months) and do all the normal due diligence and screening of your tenants and you shouldn't have much problems at all.