@Kenneth GarrettCan you explain this further because I'm still confused.How are you comparing the history if you don't what those units actually rented out for?

Being smart enough to jump on opportunities is far from being greedy.This is a great thread with a lot of great wisdom and I invest exactly as explained in several posts.

Here's another article that does a little better job of explaining it: https://www.businessinsider.com/hud-halts-evictions-and-foreclosures-coronavirus-2020-3

I've moved to a full automated move out process equipped with video walk throughs that explain the process and what its we look for in regards to cleaning and how the property should be left for a tenant to get their full deposit back.  

Some of these guys have no creative spark and barely listen when i try to explain what i want even though it is captured in writing. 

That explains why I've been seemingly been getting two different answers from everyone. 

@Gary L Wallman - I'll start with your 3rd paragraph: if you don't understand the reason, you need to find better sources of information that will explain the logic behind it.

Explain if it continues, the tenants will be charged for additional garbage pick ups.

Sure, the current environment presents challenges but your ability to communicate your objective, strategy and overall thoughts on the situation should be able to attract the right capital.

To take advantage of this the governor’s decree requires “… the tenant can demonstrate to the court, through documentation or other objectively verifiable means, that the tenant suffered a substantial loss of income resulting from COVID-19 or the related proclamation of a state of emergency and catastrophic health emergency, including, without limitation, due to job loss, reduction in compensated hours of work, closure of place of employment, or the need to miss work to care for a home bound school-age child.”