You can even read through the mistakes of other BP members to understand how badly your investment could go.

Wanted to see if the reward is worth the risk. meaning lets say I have to drop rents 300 per door, this is worst case, then I no longer cashflow , but if itake less and thus cashflow close to 1000 then I can lower rent a lot and still be good and I like the have the security . at the same time paying 0 for the house and actually profiting 60k , sounds great and goes along way

One of the biggest mistakes I see investors make is to either second guess their numbers and go with the "other sides" number or "feel bad" for the owner's situation and give in to them.

Easy to do in good times when premium is coming in.In my experience, if the agent didn't make an egregious mistake and/or is a good i.e. profitable agent, they get a pass.

If you were ask me, when is the worst possible time to buy a property to rent I'd say, during a global pandemic. 

Assume the worst and ask yourself if you're prepared to cover that scenario.The areas you mentioned are definitely better areas, so there may not be as much concern about non-paying tenants, but I do recommend using some caution here since these are uncertain times.

However, in the next few weeks or months, I believe some of the best deals of the coming decade will be made by those investors willing to submit offers during this time of uncertainty.Finally, expect to make mistakes.

I literally have the worst luck cause there are no other houses like this within a mile or so and houses are going for some good money on the street and around the block. 

Often people think they have the skills and end up costing themselves more than using a contractor due to mistakes and issues on the inspection report due to incorrect and or work not done to code.Second thing to consider is do you want a hobby / job or a business?

And the moderate priced deals are in the worst shape.