I just read an article about how NY is proposing a CANCELATION of rent.I also listened to a couple of podcasts from some of my favorite and most respected business idols claiming that we are on the verge of a major DEPRESSION...I too have my own theories about the totally wrecked balance sheets, the terrifying overleveraging as in relation to income, and P/E ratios that are out of control of many of the world's leading corporations...not to mention why so many of the world's leading CEO's just stepped down in the last 6 months (google it) Given those facts, we may just be on the verge of a depression. 

You will definitely want to factor more economic vacancy right now, 12-18 months reserves per current lending requirements, lower LTV  and much lower rent growth, depending on the asset and location, if any at all during this time as we will see more and more rent controls coming out of this situation.

This is not a scenario where landlords should bear the brunt of the losses for a controlled government shutdown of the economy.

I prefer owning SFRs and small multi-units over the larger multi-units for a few reasons:On larger deals you lose control due to the syndication.You can't sell to a retail buyer if rents compress (the value of the property is strictly based on the income it produces).A mortgage payment on a larger building is harder to float if something happens (flood, fire, etc.) whereas I can cover the mortgage on one of my single family houses if it floods, and the odds of all of them flooding are very small.Hope that helps!

@Tamar OranjeCheck https://www.finner.nl/sparen/het-effect-van-de-veranderende-vermogensbelasting for example.

It is ludicrous that someone can have so much unregulated control over the valuation of a property.

Maybe they will, maybe they won't, but they sure won't be able to look at me to blame.Not only will they not look at me to blame, they won't harbor any ill-will against me when things go bad for them.What I think about all the time, and maybe this is because I am a cash investor, is the fact we allow strangers to be in control of very expensive assets, our life's financial work in many cases.

I'm probably just being impatient, but I'm not sure what to do I feel like it's out of my control.

I believe in faith, no use in worrying about things we can’t control, but this is uncharted waters.

Now sure what your state requires but here in Georgia, our contract states all pest control is the responsibility of the tenant.