So my goal is to buy and sit on a couple of 4plex’s cause I’m not trying to get into commercial property.

There is no question that the fear the virus has caused us resulting people changes their travel plans, but I am not sure that should impact whether you should purchase an STR that I imagine was intended to be a long term investment.

As of right now there is panic in the street caused by the media.

I would try to really find out about where the law stands on ESAs and home showings so that you don't inadvertently set yourself up for a lawsuit, and then without necessarily mentioning that, talk to them about the fact that you have a duty to act in a professional manner and not do anything that harms the seller's property and with their particular dog that appears to not be possible - so it's not about ESA, it's about a dog that pees in the house.

Repairs have been fairly rare- though I did have to put $125 worth of parts into a washer that is used by 4 apartments last week, plus spent a few hours figuring out what was wrong and how to fix it (torn seal on the front loader making it leak, and coin trap jammed up with paper money and a guitar pick causing it not to drain). 

All this time at home has spurred some home improvements and getting prepared to sell and also some families have experienced unfortunate events that cause downsizing or selling.

The director may grant an extension of time to an architectural review committee if good cause is shown and the request is made in writing.

From posts I made here on BP and connections I made I learned about the pros and cons of everything and after expressing to my dad that I wanted to use a GOE to buy the house, he agreed to do it, but only at an amount that won't cause him tax issues in the future. 

Although this situation is causing be to barely break even, I am still living at no expense to myself.

So it’s too soon to tell what protections we may end up having to navigate as landlords.Having said that, there’s another statewide law (AB1482) already in effect that could potentially hinder your ability to end a one year lease and end the tenancy of the tenant.If your tenants have been in the property for over 12 months, AB1482 no longer allows landlords to terminate their tenancy with a simple 30 or 60 day notice unless: 1) the property qualifies for an exemption, or 2) you have “just cause”.