My attorneys, good attorneys, agree that you wont be able to get an eviction court date until next year.

I went home a researched it a bit more and discovered that mold can run rampant behind the product, and destroy your house. 

All fixtures on theproperty are included in the sale and remain with the property.Contingencies:1- SELLER is able to convey marketable title in the form of a WarrantyDeed at closing.2- SELLER does not cause or permit any waste or destruction to theproperty in between the date and time the agreement is signed by bothparties (BUYER and SELLER) and the date and time of closing.3- There are no unpaid loans, liens, fines, penalties, fees, dues,delinquent taxes or judgments against or secured by the property orpending against the property as of Closing date.4- If property is damaged or destroyed prior to Closing, BUYER has theoption to either renegotiate terms or cancel this agreement andreceive full refund of earnest money.5- The purchase shall be funded as follows:(details here)6- Closing to be on or before ______________at ______________________ Title Company.7– Real Estate property taxes owed on the property for 2020 willprorated between BUYER and SELLER.8– Normal closing costs will be split equally between BUYER andSELLER.9– All tenant(s) in residence at the property will be current onrent or have vacated the premises prior to closing.10– Existing tenant(s) complete & return estoppel letters showingall rental agreement terms presently in effect prior to closing.

When you have mortgage forbearance, you wont see much of a change until that stops.10% of homes are in forbearance right now, just to give you an idea. 

I dont know about other states, but  have 23 units in WI and 2 fantastic Managers, they cash flow well, and values are good, there will always be tenant issues, but other than that its pretty basic, At will tenancy, you pay you stay you dont you wont. 

I do know the fundamentals of real estate investing and I know that a strong economic environment can mask rookie mistakes well, but make those mistakes in a challenging environment has the possibility of destroying your ambition.  

But in terms of actually maintaining the property you need to have some cash laying around to get you over the rough spots:  Thieves steal the AC in the middle of the night, tenant destroys carpet and then moves out, etc. 

What would have happened if I'd told these people the truth (I think you'll destroy the place, you're rude and the neighbors will hate me, I don't like the way you parent your children, etc.)2. 

Both the local and the national lenders are going to have commercial terms meaning they wont be 30 year fixed rate loans. 

You may get hit with some taxes, but it likely wont be as bad as the 20-30% some analysts are speculating the market falling.