We had minimal negative house price impacts from the 2008 crash due to stricter lending rules)

I have minimal real-world practice or experience with this, so I expect that to be one of my biggest obstacles in this journey.

It takes time and effort, but eventually you will put together your trusted local team and find a decent deal.If you want to do minimal effort while minimizing downside risk, I would go with one of the trusted TK providers here on BP, like Pinnacle, Norada, Smartland...or talk to @Ali boone.

What I saw was that each department is called upon to determine if there is a way to minimize COVID-19 transmission and using a moratorium if it is deemed necessary.Did I miss something?

It is the policy of the United Statesto minimize, to the greatest extent possible, residential evictions and foreclosures during the ongoing COVID-19 national emergency.Sec. 3.

I’m thinking I’ll aim more for properties with small rehabs ($5k or less) so I minimize risk and ensure a renter is put in place ASAP.

Due to trailers being owned by tenants and the others being rent to own, maintenance should be minimal to nothing.

@Steve Hyzny makes some good points - Minimize risk is good but you can’t eliminate all risk when you grow and move beyond your comfort zone.

I have seen how some sellers minimize expenses in order to get a price bump when selling. they say they expenses are 25% (e.g.) but they dont reserve nothing for future capital expenditures, that will be needed to do for the property runs properly.

It's the multiple mortgages.I have friends who have minimal debt history, maybe a car loan or some student loans, and they're well into the 800's.