Hard money is tricky right now, some aren't offering their long-term products right now so keep that in mind during your search.

Check whether the insurance policy covers business disruptions resulting from the loss of a key supplier’s services/products, as a result of COVID-19.Lastly, ask your bank about payment deferrals.

I was told by my agent that if I offer more than the listing price  I have to have in cash whatever I offer above the listing price in order to make a valid offer.

While this agreement was focused first on Canada, the US, and Mexico, so many trade agreements have realized that "Giant Sucking Sound" Ross Perot warned us about.Not that I am working for a political discussion, but facts are, because of our vast trade agreements, we no longer manufacture or grow so much that once made the US the most productive economy in the world.

I fix things, do upgrades and do my best to bring new tenants into the building who will follow the rules and not cause disruption to the other tenants.We've all noticed recently the media (in general as well as social media) seems to enjoy giving attention to the bad landlords (mainly the harsh letters some landlords are mailing to tenants) and that certainly isn't productive however the media/social media often tends to enjoy broadcasting negativity. 

I don't think there are other buyers out there right now, so I think missed opportunity costs are not really a valid issue.

Additionally, if you are going to finance the property you will have a personal guarantee either way, and often taking title and financing in your name versus LLC can save you on interest expense.If you need to raise money or have a partner, then an LLC becomes much more important, if you have your own cash, it is optional.As mentioned, the type of product you are looking at can help us provide you with more assistance. 

Some economists say the decline in gross domestic product this year could rival the worst years of the Great Depression."

The finished product, with all your options selected, can often be significantly more expensive.

So you'll either have trouble selling the property or take a serious haircut on the price from a landlord buyer who knows they won't be able to raise the rent for the next few years.Lastly, you don't list what state you're in, but you should know that if you're still considering a 5 year lease after everything I wrote, in some states a (residential) lease that long has to be notarized to be valid and in other states a (residential) lease that long isn't even permitted/legal.