I am buying a small run down cottage listed on the town field card as a residential single family, but completely covered in red for commercial zone on the town's zoning map, it backs up to a grocery store and is across from a bank. 

Just make sure they have sufficient reserves and no planned special assessments.

(Found out after they left)A few items of mine and other tenant are missing, maybe $250 or so that we know of currently.One tenant asked the other tenants to move my mattress downstairs and the other 2 tenants moved and ripped the seams in multiple places and stored it slumped on it's side (who's at fault here?).

Pay off debt, continue investing and build up my reserves for the next opportunity.

I think if you do decide on BRRR as a strategy you want to use, you should have the cash reserves to back it up for sure.

Also make sure you have at least 6 months of reserves to pay the expenses should you find yourself in a worst case scenario.

As I'm sure you've seen many other places on BP, I would just make sure you have plenty of reserves based on the current environment.

I have cash reserves to weather the next 6-8 months,  so I'm hoping I can gain employment to help pay the bills while I work a side hustle.  

I have cash reserves to weather the next 6-8 months, so I'm hoping I can gain employment to help pay the bills while I work a side hustle after the virus takes its course.

At that time the reserves were around 180k.