I assume some of the framing may remain but not sure.One contractor gave me a fairly good price but unfortunately he doesn't seem to licensed.

Obviously that number will vary heavily because it depends on your rent to sales ratio, your cost to market on acquisition, etc. so there is a wide variability but it is more variable on the high side unfortunately. 3.5% of your purchase prices is another decent rule of thumb. 

Thanks for the info and questions - I do have low debt and several months savings (which may come in handy unfortunately).

However depending on the circumstances you could “drop n’ swap” from an LLC, effectively going your own route now as individuals.

Sure, your first month or two owning this home might be a real slump (I don't know about indefinitely - anyone who catches the virus now shouldn't be contagious a month from now, which means we'll probably see waves of people staying home, and then ideally life will return to normalcy after this initial panic), but these atypical circumstances are precisely why real estate investors insist on factoring in vacancy to your cash flow analysis.

It’s unfortunately baked into that business model.  

@John Clark I work at a hospital and unfortunately we have limited information on how to clean for covid-19.

Your's is a common question I'm asked all the time and unfortunately I still hear the tax now vs later answer too often. 

Unfortunately, not one of the best areas. 

I know it's kind of backwards to invest in properties than further down the line "house hack" but that's just how circumstances played out for me with my current home.