I believe the threat has been greatly exaggerated but it's a train that can't be stopped.Nobody can predict how long it will last or what the impact will be.

Here's the rules on San Jose's current eviction moratorium: https://www.sanjoseca.gov/your-government/departments-offices/housing/eviction-moratorium It sounds like you could possibly proceed with a valid eviction based on what you wrote, but I don't think anyone could say for certain since there's a number of reasons the tenant could claim she was impacted by COVID-19 and no one here knows what she could/would try to claim. 

This leads me to be optimistic that our region is in a strong position to withstand economic downturns that may have a greater impact nationally.

In this case, I would think this present situation would exponentially impact small government agencies such as housing authorities not to mention the true fall out of this once tenants stop paying rent and emergency rent relief policies take hold etc...I think they will be inundated for several months from when the virus outbreak is actually contained and starts to contract.2)  I am hoping that the Federal Government will emergency fund the Section 8 program in order to pay for the tenant portion of the rent. 

I think Texas will be the first market to recover from the financial impact of the virus.

Trying to wholesale a short sale is like trying to force the square peg in the round hole.

Barring the negative impact of COVID-19 which we are all being informed of on the daily (via news, tv, radio, social media).  

My first question would be, what is the sellers true motivation and will delaying closing that much have a negative impact on their motivation.  

There has not been a lot of impact around the area so far.  

etc.I think when people are saying that the real estate market is not affected by the virus they are meaning that downward pressure on prices and rents tend to lag behind the general market economy and so number changes would take some time to show up but you rightly point out that the buying and selling behaviour has been impacted by the social restrictions and this is very new so I agree that there is an impact albeit temporary.To respond directly to your concerns about extending - I wrote an offer yesterday and we included a hot off the press COVID-19 Addendum to the contract to mitigate the buyer's exposure if delays resulting from the disruptions caused deadlines to be missed - the traditional Purchase Contract in FL at least has a Force Majeure contingency in it but COVID-19 is not considered a Force Majeure event so you may need to consult with your agent/Attorney about how to get an extension.