Not necessarily a SFH so when one unit is vacant u still have another to pay for mortgage vs a SFH when empty (though low turnover) the payment comes from your cash reserves.

The 70 or  65 percent rule applies if you are 100% dependent on using Hard Money or Private money and you have no cash reserves of your own or you're not willing to use your own cash reserves.

Not only have interest rates crept up but overall terms like reserves/escrows and debt service coverage have increased but now I hear that due to changes in Freddie terms with originators, most SBL originators are ending the program until further notice.Assuming there are still buyers out there in the $2mm and up Multi-Family space, what are you using or assuming for financing?

We have 30k saved up to invest after our cash reserves.

If you've never done this before, you need to make sure you have enough in reserves for unforeseen circumstances that pop up during rehab/leasing/etc.

There must be reserves to cover 6 months of holding costs, all have different closing costs, etc.

I hope this doesn’t sound too harsh, but this current pandemic is laying bare the fact that if you do not have ample cash reserves, you’re finished, because you are over-extended and have a good bit of hiney showing.You should not only be able to muster 20% down, but have $30K in dry powder.  

Even though we have reserves the goal isn't to use them upfront, right?

I've already had several cancellations for my airbnb and new reservations have come to a screeching halt, but it's not my only way to make money.

They are also requiring a years worth of reserves and lower LTV right now.