You will definitely want to factor more economic vacancy right now, 12-18 months reserves per current lending requirements, lower LTV  and much lower rent growth, depending on the asset and location, if any at all during this time as we will see more and more rent controls coming out of this situation.

I agree with @Jeff Cagle that the real opportunities will be coming in late 2020 and early 2021 after people use up their government deferred leverage and when they do, there will be far more players in the game.

This is not a scenario where landlords should bear the brunt of the losses for a controlled government shutdown of the economy.

They need to see you in their circle for about a year or so before they will come around to see you as a solid player.

I prefer owning SFRs and small multi-units over the larger multi-units for a few reasons:On larger deals you lose control due to the syndication.You can't sell to a retail buyer if rents compress (the value of the property is strictly based on the income it produces).A mortgage payment on a larger building is harder to float if something happens (flood, fire, etc.) whereas I can cover the mortgage on one of my single family houses if it floods, and the odds of all of them flooding are very small.Hope that helps!

Appraisers in Charlie Mungers words are like piano players in a whore house!

Maybe they will, maybe they won't, but they sure won't be able to look at me to blame.Not only will they not look at me to blame, they won't harbor any ill-will against me when things go bad for them.What I think about all the time, and maybe this is because I am a cash investor, is the fact we allow strangers to be in control of very expensive assets, our life's financial work in many cases.

I'm probably just being impatient, but I'm not sure what to do I feel like it's out of my control.

I believe in faith, no use in worrying about things we can’t control, but this is uncharted waters.

Now sure what your state requires but here in Georgia, our contract states all pest control is the responsibility of the tenant.