(lets use 3.5% for a comparable).And would the better us of the money be to take that equity and re-pay the Morgan Stanley ($100,000) or take the equity and buy another house and use it for the down payment/renovation?

I finally sold to a backup offer, for asking price – therefore a 7% loss compared to the initial offer.

I just Google "room for rent in _______" and usually several local websites have listings that I can pull comps from ti review as to how they would compare with my rooms.

As both an LP and a GP, I would be happy to achieve a 13% IRR on my money.If you think cap rates in the US are low, I suggest you compare cap rates around the world.

Boston Whaler just moved HQ to Palm Coast, new hospitals under construction, still very attractive price points for SFR compared to surrounding areas. 

So the experience piece is the more important element to this.  

Logic indicates that the courts only have so much capacity and if there is a run on evictions things will probably take longer.the other thing I find utterly amazing is when you read main stream media they make it sound like 20 to 30% of ALL landlords are suffering from non pays and such.When U read BP 97% of BP landlords claim better rental collection performance during covid than in normal times or no issues everyone is paying.. this could be a testament to the advanced landlord degree's that BP members generally have  IE experience and better management techniques to create these very good results compared to what the Media is saying. 

It would be worth paying for AirDNA for a month to analyze OC and get a good idea of yearly total income and occupancy for comparable units.

In addition, if you want to analyze and compare them; 1. 

My team particularly does have a handful of LA based investors because our market seems like a total bargain compared to what they're in currently.