If you look at the sales of places like restoration hardware, which specialize in $10,000 couches, COVID has boosted these places and a desire for comfort and safety instead of being in the  "thick of all the action". 

Safety is a non-negotiable, so I am trying to pivot and explore different strategies.

I do want to add here, that I am a newbie investor and would want to prioritize a passive income stream.

If there isn't a safety concern or health concern I would block their number and have them only communicate to you via email.

It’s generally in the landlord’s best interest to mitigate health and safety issues.Keep the property in a reasonably safe condition to minimize personal injuries.

If you have the capital, and you want to go immediately for income replacement, then high cap, high cash flow is probably the way you want to go, but if you need to build capital you might want to prioritize markets/strategies that focus on equity growth vs cashflow.

I'm not talking safety issues, just lousy places. 

The greatest concern, however, seems to be safety.

Other PPE (personal protection equipment) would include gloves and safety goggles.

Putting a figure on the different possibilities should give you the ability to better understand potential scenarios and whether the investment is a good idea and allows you to maintain an adequate margin of safety.