However, I have a fairly unique business skill set that I'd like to apply to the real estate "game" that will provide a ton of benefit to others who do wholesaling.

The decision was specific to the CDC moratorium, which applies to areas in which COVID numbers were very high.  

. - I am planning on establishing an interest list of prospective tenants and then flying and out to Texas to do a weekend long open house as well as inviting people to apply on zillow rental manager as well.

Would that apply to a multi unit?

Your metric of 1% looks like you are using a SFR metric which does not apply to multifamily properties. 

If you have to evict it will be a breeze since it is not residential the moratorium on evictions would have not applied. 

Make sure your rental criteria is written and applied consistently to every applicant with no exceptions. 

Its a matter of how percentages are applied when calculating. 

You wouldn't be financing the reno money, but as long as it could still appraise for $440k, you would be able to use the money saved from the lower down payment to go towards the reno.While I am definitely able apply for a convention loan, as a touring musician during COVID and one that writes off much of my income through my corporation, my tax returns leave me out of the running for a decent conventional loan.

Also, applied for a LOMO to get it out of flood zone.