I got a text from a tenant with the word FLOOD in it and about came out of my skin. 

I know the sellers are motivated as one is in bad health so I am thinking I can get it lower then what I originally though.

Any insight would be a huge help...ThanksThis could be a great time to get some good deals as many people will be forced out of the market and some buyers are holding off so if a seller is motivated and you can close it could be a great time. 

I had one tenant text me worried about her job, as a small-time landlord we are willing to work with tenants affected by this situation, BUT I can't just allow everyone to pay nothing ever.

I do plan on doing some marketing to see if I can find a motivated seller so I can purchase a primary residence.

Depending on the delta, seller motivation and competition for the asset you may or may not be successful.

The nice thing is that any seller that needs to sell during this time is really motivated....I think there will be some fantastic deals being offered over the next few months.

It wont even motivate them to pay.

(Duh, I obtain my land inventory from Bank REOs, Habitat for Humanity, "motivated sellers", etc. - closing with title insurance!

I am an active real estate investor in Houston, TX and have used www.realacquisitions.com for years to build my mail out lists of motivated sellers.