Assuming the foundation, electrical and plumbing systems are good, I estimated around $20k for rehab.5.)

Govt will be giving bail outs, how does that help them pay rent.There will always be tenants who know how to “cheat” the system, but that percentage is very Communicate with them, work out payment plans, and see if they are willing to work with you.

Every landowner and property manager who believes that poor people need to exist and exist because of their own lack of agency or cleverness to navigating the economic system owes it to themselves to confront the history: https://video.kpbs.org/video/east-lake-meadows-full-film/

Some of the new dishwashers have a leak detection system that will throw a code & then as designed shutdown the dishwasher.

It's a B property if I understand the way to evaluate rentals with that system.  

As long as you do not wing it and are strategic, have a system, and use math.. you should be fine bud!

Education system: one of the worst in America.

@James C Norman Jr The auction in Skagit County just went to an online system, maybe that will be easier to access for you

minisplit/ductless are another option but I'd personally install tankless waterheaters that also do heating (combi) and use baseboard for heat.

for corona delays I get that but to back out for ANY REASON I would not sign that contract as a seller. give time to work through the system sure.. but ANY REASON that's just tying up a property that the buyer knows they can walk at anytime. you would have people totally abusing you if you did this as a seller