I do understand that a 2.6% interest rate is much better than a 4.5% interest rate, however my reasons for considering this is in the event I lose my job or some other financial calamity that may occur.

I believe if a seller can hold onto properties over the next 6-9 months they will but these who must sell due to life events will be more open to negotiation.

I wish to attend local events to meet more people in this field, but that obvious can't happen now.

Mark up your calendar to visit as many of these events you can attend as possible to give the room a test drive.

People that need to sell may take a healthy discount especially if current events continue.

I am also a devout listener of the Real Estate Radio Guys and just wrapped up a virtual event with them on the Secrets of Successful Syndication. 

But there are some very sinister things everyone ought to know about the USPAP document.USPAP was originally written in the 1980's after the Savings & Loan crisis (maybe some of you remember that event) where the fact of the matter was, banks were employing appraisers the same way they do now, to value an asset for purposes of underwriting a loan however, loan brokers and appraisers were too "cozy" with their work together, and were even employed by the same bank and working in the same office in many cases, where fraud began to find it's evil way into one bank, then another, then another.The important part to remember here is that while each bank is it's own entity, the industry acts as a whole sometimes, similar to how the real estate market acts as a whole sometimes. 

I would prefer to have my full April rent in that event.

This is not a predictable event with a predictable time table or set of outcomes.

Search for Members or Events in your area and start hanging out with other investors.