@CJ M.so far based on my research, best bet looks like going with individual mortgage broker or smaller lender / credit union instead of big banks I.e (wf,boa,etc) as they have higher closing cost and not borrower friendly.

Most banks list individual properties on mls.

.— The term ‘‘Federally backed mortgage loan’’ includes any loan which is secured by a first or subordinate lien on residential real property (including individual units of condominiums and cooperatives) designed principally for the occupancy of from 1- to 4- families that is— (A) insured by the Federal Housing Administration under title II of the National Housing Act (12 U.S.C. 1707 et seq.); (B) insured under section 255 of the National Housing Act (12 U.S.C. 1715z–20); (C) guaranteed under section 184 or 184A of the Housing and Community Development 3 Act of 1992 (12 U.S.C. 1715z–13a, 1715z– 4 13b); (D) guaranteed or insured by the Department of Veterans Affairs; (E) guaranteed or insured by the Department of Agriculture; (F) made by the Department of Agriculture; or (G) purchased or securitized by the Federal Home Loan Mortgage Corporation or the Federal National Mortgage Association.

Exceptions are made for healthcare facility construction directly related to the COVID-19 response; affordable housing; public works projects when designated as essential by the lead governmental agency; shelters and temporary housing; projects necessary to provide critical services to certain vulnerable individuals; construction necessary to secure an existing construction site; and limited essential residential or business repairs.- Individuals may move residences only if it is not possible to wait until the Order expires, such as if a move is already planned or if it is necessary for safety or habitability.Direct link to summary of changes:https://cchealth.org/coronavirus/pdf/2020-0331-Summary-Superseding-Order-Changes.pdf

I do NOT self-manage and use two different property management companies (yes, I could have individually reached out to each PM, but I haven't and am pretty much planning to see how they handle it). 

So my question:Am I understanding correctly that if I do rehabs, flips and wholesale deals AND if I own any rental property, that I would want to establish an S-Corp for the rehab/flip/wholesale business and then create individual LLC’s for any other passive income rental properties?

But I digress...)Alas, I don't know what one individual can do.  

I myself am definitely a firm, business-minded, and calculating type of individual when it comes to managing rentals.

@Courtney Benson hey thanks for the info. but like another user stated, rentometer will only show me averages and percentiles, not individual listings like the mortgage company is requiring. they need the rental income of 3 individual properties. i'm going to reach out to other landlords in the area, thanks @Carl Millsap. 

It's great to have assumptions, but now more than ever it's important to look at each deal on an individual basis and not put blanket assumptions into an underwriting model.In most cases, I would reduce rents in 20/21 and be more conservative in the coming years.