He was armed.

Hey Bryce, you've got a few options here, and I would speak with an accountant and lawyer to figure out the best tax scenarios and to make sure transactions are arms-length.

The cares act explicitly states that adverse action can not be caused due to forbearance.

There's FHA, VA, USDA, Home Possible, and 5-10% down ARM options. 

Commercial ARMs (my only option at this point) are approaching 6%.

Correct, all investments must be "arms length", make sure you understand IRS Prohibited Transaction rules:https://www.irs.gov/retirement-plans/plan-participant-employee/retirement-topics-prohibited-transactions

ARMS that aren't fixed and I just dont like not having a fixed rate. 

Same rate but 25% down for 3/4 units 1 point.5.625% 25% down owner occupant 2-4 units with a 5 year ARM and 1 point.

There are a few we've identified - most will require 30% or more down, and most will only do 3 - 5 year ARMs.  

Make sure it explicitly explains the process for termination if you are unhappy with their services, but especially if they violate the terms of your agreement.3.