That's why I thought maybe someone here knows of some specialized lender or a bigger bank that has experience with this.  

But I have to pay monthly electric, gas, cable, internet, trash and have the lawns mowed.

It results in the perverse outcome of tenants prioritizing less or non-essentials like phone, cable, internet, even credit cards over the essential of rent because these less-essentials will be shut down if they don’t pay.I totally understand the moratorium on evictions but it should be coupled with rental assistance.

@Jeremy VanDelinder I have flipped several houses, however this was definitely a special case.

I looked at the purchase agreement and it implies the buyer will get a Special Warranty Deed or Equivalent.  

That would at least get the utilities, cable, etc deposits for their new place...

So the unemployed should be forced to give up their cell phones, cars, internet, and cable tv first if rent is waived.

A special ed teacher that was not working, I asked for 2 month security deposit, and 4 months rent. 

Once you are comfortable with the business and the process you can definitely make offers and put properties under contract right now just make sure you absolutely know what your doing and to talk with the lenders and your attorney so you can anticipate any roadblocks, delays and special provisions you need to include in your contract right now.

I found my agents from referrals: one through my personal network, one from my lender, and one from an agent I had already worked with in the area who directed me towards the best agent that specialized in my specific need (small multifamily income property).