Please know that I'm for creativity and progression in every sense of the word, but I feel that at this point it may be unwise to acquire a medium-term investment (3-5 years) in a public safety experiment.

She's offered me a 7 year ARM at ~4%, 10% down, no PMI.

I don't see a problem since you''re more than arms length transaction.

The tenant once admitted he has OCD so he wants to keep everything clean,I feel they are perfect tenants to have to navigate this pandemic.I am somewhat reluctant to vett new tenants now due to the corona virus, besides not everyone is on the same page about Corona safety protocols.I prefer to err on the safety side since we are not dealing with just another flu virus so I have this fear of unknown.Appreciate if anyone here can provide any suggestions or if they have been in a similar situation.

@Jason Bilbrey To clarify, loan terms are a 3 year arm at 4% (25 year amort) with max increase/decrease of 1% per year at 3 year mark...

The governor announced by proclamation on June 2, 2020 he was extending the eviction moratorium until August 1 with some amendments as follows: In addition to situations where an imminent threat to health and safety exists, landlords can evict for:Property damage if it is urgent and unknown to the landlord prior to COVID-19.Intent to occupy and/or intent to sell with 60 days' advance notice.

• Risk factors: What is the degree of safety?

Since it seems like this company has many arms, I'd start with the CEO, CFO or whatever name/email you can get and send them a professional yet firm email about your next intended actions. 

Safety and comfort became a big deal.

So (usually) seeing/verifying a license and bond is current is safety enough if there's a deposit requirement.