She laughed at me when I told her I would buy at somewhere under $10k since I'd need to pay to extend the 24' wide street 40' and clear the trees. 

A 3-4 week vacancy during rehab sounds optimistic to me especially if you are going to be asking market rents when the rehab is completed.Does the $200K reno budget have contingencies for cost overruns (just like new construction, rehab costs have risen rapidly where we are) and will the property be able to carry on extended vacancy?

Moratorium extended until June 30th.

Until March 31st of this year an OZ fund was an easy backstop since the OZ investment 180 day investment window had been extended by the IRS through March 31, 2021 and the 1031 had not been extended.

This has been extended multiple times and there are concerns it may be extended again 3) The governor has also limited landlords from serving 30 day "no cause" notices to vacate.

This has been extended multiple times and there are concerns it may be extended again 3) The governor has also limited landlords from serving 30 day “no cause” notices to vacate.

Doctors and nurses are up close and personal sometimes for extended periods in close proximity, touching all sorts of bodily fluids etc.   

We have 2 rentals and we only do extended stay (less than a year) or short term.

To a large extend real estate syndication is a play about betting on the jockey; not the horse. 

The eviction moratorium is until the end of June but may get extended, so you have to assume the worst that this will continue on and that tenant can stay.If you want to proceed with the property, I would go back to the Seller and ask to have all of your closing costs paid.