I think they opened at 2/3 of the assessed value, and if they didn't sell, they would reduce the opening bid the next time around.

I would highly stress that you consult with your own agent if you have one or a local real estate attorney to review your contract/PSA with you. 

I am thankful i switched 4 of 6 (in this locality) to long-term rentals to reduce the workload and they're mostly full.

One of them a professional tenant who we have been trying to get out for almost a year.As the economy begins to be affected by this I anticipate some tenants to have reduced hours/layoffs and will struggle to pay the rents.

Don't stress about putting too much any one area. 

This just reduces your cash flow every month...but you're not coming out of pocket...and, the actual costs to the deal is insignificant.Example:  Cost to replace roof = $5000Option #1:  Replace in 5 years, when it starts leaking.Cost to you for roof:  $5000Cost to replace/repair interior damage:  $3000 (floor, paint, etc...)Interest on funds: $1800Total cost out of pocket:  $9800Cash flow for 5 years (before roof repair):  $5k/yr = $25,000Adjusted Cash flow for 5 years (after roof repair): $5k/yr = $15,200Option #2: Replace now, before it starts leaking.Cost to you for roof: included in purchaseCost to replace/repair interior damage: $0 Added O & I to purchase loan:  $24/month; $288/yearTotal cost out of pocket: $0Total cost added to loan over 5 years:  $1440Cash flow for 5 years (before roof repair): $5k/yr = $25,000Adjusted Cash flow for 5 years (after roof repair): $5k/yr = $23,560

Corona virus impact coupled with oil price collapse will stress economy resulting in local / global repression of SFH (single family house) prices / economy.

So aside from some stress and need for speed, this is like any other deal. 

The trick there is to only fix what you ought to - that's a deadly mistake almost everyone makes to some degree so, never stop considering it - I can't stress that point enough.My advice to you is to buy a duplex in the best physical condition you can afford, in the best neighborhood you can afford, for starters.

Work with one that does great work and then build a relationship to reduce fees.