If you are a veteran you can accomplish this purchase using the GI bill and only a minimum of $1000 our of your pocket and having the seller paying the closing cost.If you are not a veteran, you can use a 3.5% down FHA loan and if the property needs work, the bank will even give you the money to fix it up, that type of loan is also 3.5% down FHA renovation loan!

If she cannot do a 1031 exchange then yes she's in for a tax bill. 

If things go on much longer at a stand still, maybe even just a few days, there will be some people who have nothing left to eat and no money left to buy food or pay bills because they never planned for a rainy day.

Maybe, I'm missing something here, please help me out if I am, but it would make more sense to me if the anticipated risk is was indeed delinquency, then the owners can better protect themselves by using the extra money to additionally beef up their own emergency reserve fund, rather than having it set in the property management companies emergency reserve fund.Dear "Company",Due to the recent outbreak of COVID-19, we are anticipating a spike in delinquency.In order to continue servicing the needs of the business, effective immediately, "Your Property Management Company" will raisereserves funds to cover the estimated cost for current work order requests that have either beencompleted or are assigned(if any), and that has not been billed to you before your monthly ownerdraw.

I like Bill's idea of amortizing the balance over the remainder of leases, that way the rent will still eventually be paid and you don't have to evict anyone who can't pay right now.

@Bill Horton I have not experienced this but it is something I have wondered about.

Our landlord eviction bill is sitting on the governor's desk. 

Then in the county the property is in, the county utility bill for trash and sewer must have the tenant and owners name on it if it is too be paid directly by the tenant. 

It depends on your situation-your reserves, your income (not rental income, but your regular work) and your bills. 

Also, the federal government will probably be doing things to help people not fall behind on their bills and foreclosures will be delayed.