I would recommend a single family homes as you lose majority of your investment to high HOA's of condos/town homes. 

I just don’t want to fumble over something silly and lose the whole deal. 

I'm losing money on this job.

How would this rental lose affect her tax when she fill her tax return for 2020?

I am not losing this deal because the bank wants leases that do not exist.... tenants are going month to month.

Everyday people die, people lose their jobs, people get sick, people get divorced, people file for bankruptcy etc.

Once you’ve educated yourself, you’ve put yourself in a position to take calculated risks — you know there is risk involved, but you’ve done your research and understand that there is a higher chance of the investment working out in your favor than there is of losing money.

currently if I rent this place out with piti and hoa dues id be losing about $100 a month, so it’s tempting to refinance to a lower payment since this will be a full time rental soon and it’d be nice to cash flow a bit.

Should we prepare for a possible downturn and me losing my job or look for that first property?

You're not concerned if you're losing money?