I am an agent, so the commission rate as reduced.

Live in that one for a year or so, still letting the tenant substantially reduce your living expenses.  

At the edge of Chicago Metro.. it couldn't simply be a stale mate.. buyers and seller are just waiting it out For now, it does appear to just be a waiting game. prices have not really been reduced and, im not a realtor, but as an investor, I get sent the listings and they dont seem to be increasing in volume...but how long can a stalemate like that last before it affects values?

The easy part is finding buyers, finding great deals on properties is the hard part and where you should focus the majority of your energy.

Rent is reduced 20% or more?

-I got a letter from her employer on 3/31, saying she is employed but hours have been reduced.  

You don't want to get into a situation where the tenant says the owner agreed to reduce rent or says they have a higher security deposit than the lease says.

If not, you not only have no obligation to reduce rent for him, but also calling this out states that he is not maintaining the apartment. 

But you've forgotten some things in your numbers that will end up reducing the cash on cash return; you will still be responsible for annual repairs on each unit & if you plan on hiring a management company then you need to include their fees. along with the mechanics shop.

With this mess of corona virus going on HML are drying up or reducing they're leverage.