If i invest that same 200k in 4 rentals (50k each ) and they go from $600 per month to $550 per month I now collect $2200 in rents. 

We are nor panicking instead trying to think though some scenarios and communicate/plan on paper . 1.Ownership:1.Create a “Medial Power of Attorney” to take over decision control if any/all owners get sick 2.Communicate ownership delegation with property manager2.Property Manager/Other Employees:1.Communicate CDC requirements 2.Outline and agree upon rent collection work process if city were to shut down 3.Outline and communicate a call tree identifying repair personnel 3.Safety:1.For employees: Release funds to buy protective gear while working within premise 2.For tenants: Communicate 2 times a week with CDC requirement as COVID19 is a REPDI development 3.For Owner: Identify all elderly tenants and communicate with them to call CDC if they would show any sign4.For Owner: Identify companies who does preventive medical grade clearing if any cases to be identified within premise. 4.Insurance :1.Confirm with current insurance to avoid and potential liability from owner to tenant negligence perspective 5.Operations:1.Review plan for marketing to get tenants if people were to leave during outbreak 2.Review plan for eviction during shutdown (if any) 3.Review cash position: 10 months cash supply covering 10 month of debt payment .

He may not actually have a license and in that case he can't collect anything and could be subject to sanctions imposed by your state for contracting without the proper license.

Seattle area has halted evictions and they are attempting to halt rent collections.  

If you are flipping or in it for five years or less there is more risk (5.5 years is an averages economic cycle) If you are buy and hold your value could go down for a few years then pop up and climb, but during those five years rents will increase, you will cash flow, services/repairs become cheaper, and all the time you are financed in cheap money paying low interest collecting equity each month from the rent paying the mortgage.

With this potential quarantine tenants could be out of work for weeks so that means late/unpaid rents as these tenants must survive with what they have and not collecting a paycheck.

"I don't collect properties, I collect great residents"  No way I lose a great resident over a few months of hardship. 

Hopefully you collected some earnest money, so that this is not a complete loss of time. 

I told this example of how the previous owner was paying $120 / month for trash collection, and because my PM manages 3500+ doors they can easily get deals from companies.

Just out of curiosity, any suggestions for apps/sites for collecting rent that have worked well with your tenants?