In that period I have filed 2 claims and both of those were for barely over my deductible. 

I heard a news report this morning that a lot of restaurants have converted their wait staff to delivery drivers, affording the clientele the ability to still eat their restaurant food and keeping the staff employed.I don't know, maybe I'm being unrealistic but I feel that this is going to be a temporary situation that will resolve itself in 3-4 months... assuming all the drastic measures to mitigate the spread of the virus are effective.

Said another way, since the main way you get high Rent to Price ratios is by having low purchase prices, the data doesn’t back up the claims of buying for the 2% Rule or those cash cows in C-D class neighborhoods.

I am doing 2 QT's right now in SC.Can cost from $2500 to $4500 at least around here.I have also cleared Tax Deeds by finding previous owners and getting Quit Claim Deeds from them, and a mortgage release if applicable from an old mortgage.

Seller is claiming an 11% cap rate. 

I was hoping for low threes in a zero FED rate environment Your hope for low 3's for a non owner occupied, cash out refinance is unrealistic. 

In the event of backing out - Is there something along the lines of "act of God" that a buyer can claim to safely remove themselves from a deal? 

Not for a situation where you know when you are moving but will sign any lease and just claim SCRA on the back end. 

Copies of all insurance claims in the past 5 years.13.

If your tenant calls the cops on the neighbors have them get a copy of the police report each and every time so you can submit that to the HOA as well.In the event your tenant moves out, that would be a good time to take the neighbors to court - personally I would take them to small claims so you can skip having to pay a lawyer - all you'd need is proof as well as proving your tenant moved out due to the noise (the tenant would likely show as a witness if you had a good landlord-tenant relationship with them/let them out of their lease).