But at the same time, I filled those units during the beginning of the pandemic, which is a good sign that I could've filled it faster under normal circumstances.   

Hey @Joe Villeneuve, Just to clarify, I'm not saying to go for a marginal deal, rather that I don't know this particular local market to know whether this is good or bad and trying to say that in some circumstances a 6 or 7% COC isn't necessarily bad (around here I'd be looking hard at it).

But what to do in more extreme circumstances or in a refi situation?

With the new COVID/2020 "normal" and a country never so divided in my lifetime, I finally bought my "castle" around the end of June bind as I was faced with circumstances where I was in a rush. 

e.g. real estate professional, $25k allowance, etc.There may be opportunity for tax planning but no one will be able to help based on what you've provided.A CPA that you've engaged, one who knows your facts, circumstances, and goals is in the best possible position to help.

WE are all human and lets be honest IF you had the CASH on hand you would do the same given the outline circumstances above.James maybe become your agent and you'll see just how much work it takes to get/find/secure a deal.

In the right circumstances, buying with tenants can work out even if they are problem tenants who must be evicted at the earliest time. 

@JR Hinds and I have organized very informal meet-ups in the past at BaseCamp Brewery, but again due to COVID circumstances currently that is not going to happen anytime in the near future.I would recommend in the meantime continuing to connect with people here on BiggerPockets, ask lots of questions, and stick to your 90-day challenge.

But even when this didn't start as a BRRR project, I could adapt to the circumstance and learn.

Because of coronavirus my income is down 35% in the last year which may affect my loan amount or will lenders take these circumstances into consideration?