Hard Money may be an option - but that all comes down to math - both in how it will impact your return, and the LTV a lender will be comfortable with --- though you are correct that if you are newer in the industry, it may be harder - and you will most likely pay alittle more as well given the lender risk. 

You can see the impact this is having on northern Pueblo near the hospital where it is gentrifying (quickly).

I'm curious how the taxes will impact your cash flow goals.

But if you have good credit, DTI, stable income and they don't have reason to think you won't be able to repay the mortgage, you should be okay.You definitely want to talk with a good CPA about this to understand all the impacts for both you and your parents.

It will be interesting to hear from others who have had a bigger impact on their markets

Based on my client conversations and what I'm seeing in the market I do think certain neighborhoods will be less impacted.

I wonder if those populations and economies will be more impacted by the Coronavirus in the long run, if businesses will open only to be shut again, if hospitals will collapse ... in the states that choose to move forward fast.

The biggest impact we're seeing on value is the bottleneck in the buyer pool being created by bank tightening. 

The financial impact on property values is well-documented; the hit is 15% to 25% of similar properties located in non-railroad communities.

A commercial building will have more units than a duplex or a quad, and therefore is less impacted by a single vacancy.