If you haven't read the book Buy, Rehab, Rent, Refinance, Repeat by @David Greene, I highly recommend you do. 

I recently had a tenant who had her job affected by the pandemic.

Second, I don't know anyone personally who has SHOWED ME how it has worked out for them except in a one-off scenario, so the repeatability of this strategy is somewhat suspect in my mind. 

I'm keeping my eye on markets that are most likely to be affected by COVID where I would want to own, but feel like the majority of the upside was had pre-2017ish.  

Also she said the neighbor built a garage on the property so she said that will affect getting financing as well. 

@Matthew PorcaroWill the HELOC allow me to move out of the first property and repeat the process with FHA again (will the HELOC replace the first FHA loan)?

Tenants here don’t even have to prove they’ve been affected nor do they have to disclose whether they receiving unemployment, and how much that is.

COVID19 has just affected the original plan to rehab units and increase rents.

Since we can't afford to work for free, we're having conversations with affected clients to come to an agreement on a flat monthly fee and what their expectations are for that fee, while tenants aren't paying and we can't evict them.

Or should I invest somewhere that is less affected by the pandemic for now?