If the 5th is an investment property, then you will need extra emergency reserve money. 

This isn't even an emergency.

If he blocked you then call his work or his emergency contact from the application. 

I had this mindset, but have found that traveling medical professionals need furnished rooms and are able to pay a higher premium because of their stipend.

As well they are working on laws to make it even worse.SB 5139 Rent Control - Rental Housing Association of Washington (rhawa.org)Bill SummaryProhibits a housing provider from increasing rent or other charges for the first 6 months after the end of the Governor’s emergency eviction ban under 59.18.

Right now I have a lender that will allow me to put a 15% DP on a owner occupied proprty or 25% DP on an investment property. 401k loan = $25kI have an additional $10k to invest/emergency/closing costsProperty is listed at $230kBuilt in 1981DuplexRents are $1150 & $1050Returns are over 7% for cash on cash with tenets in both sidesI only have enough cash for a 15% DP so I would have to occupy it for atleast a year, so only one side would rent.Would you guys proceed with this deal?

I am in the same boat in Los Angeles city, and the moratorium does not even have an end date, they have said 1 year after the lifting of the state of emergency, which itself does not have an end date.

Example, if he is selling to payoff medical expenses or a grandchild's college you will know that you need to have  downpayment large enough to pay that off versus if he simply no longer wants to deal with the hassle of dealing with tenants he may be okay with a smaller downpayment and larger monthly payments.

The "emergency provision" without an expiration date?

We mainly buy commercial retail & medical.