Also, with the unemployment rate skyrocketing, there is unfortunately likely to be an increased demand in financially stressed homeowners to sell their homes quickly.

in my Pet Addendum: "Tenant will perform regular housekeeping duties, including sweeping and vacuuming, clean up all waste, and assume all responsibility and cost for any damages, cleaning, replacements or any other expense to the property that are a result of the animal."

I've heard multiple reports of buyers backing out and private/hard money lenders refusing to fund deals - at least on the rehab side.I'm less in touch with the house hack / regular buyer side but anecdotally it seems like fewer people are out looking right now.So if it were me, I'd probably be a little more demanding in terms of either asking for a longer timeline, or a bigger discount for repairs.You might also consider paying someone to do an inspection without being present yourself.

I'm going to manage it myself and not pay myself (you should, but that's besides the point), everything is brand new, I think you are putting too much aside for maintenance, and while a couple of units are vacant now, I think our vacancy will only be about 3% per year because demand for rentals is so high.

As far as safety , bodies are piling up in NY right now and there's anger towards China creating new virus strains with wild animal markets for food and medicine (and I realize the far east encompasses a lot more than China, but angry broke people don't care)... so I would monitor the situation.

The bank and realtors could all agree the ARV is 100K, but if there is high demand and multiple buyers, the house could sell for 130K, so its actual value could be anything.

The Metrowest/ Central MA area is expanding rapidly, and the South Shore as well - both areas provide opportunities to get in at lower prices where demand is increasing. 

It's worked well for us for 25+ years & we still see a lot of demand for these 'unfashionable' properties & I believe it will continue. 

There's bunch of trade offs but we invest in CA because it's close to home, high quality, high demand, and if anything goes wrong I don't have to hop on a plane to go see what's going on.

Oh, and cash reserves as well... tenant demand may be low and quality tenants may be hard to find if things continue to get worse.