With the passage of SB 206, all current protections remain in law and new protections are created for commercial property owners and tenants if the water provider does not provide the notice of outstanding debt within 10 business days if properly requested.

It is vague about what substantially change is but does indicate adding verbiage to allow certain family members to move in to a unit is not a substantial change (I recommend all LL add verbiage to their lease to protect this right).  

There are other vehicles that offer asset protection but I am not sure how they are treated under California franchise tax.

@Yenlan Patton again, I would tell her you understand her situation and are more than willing to work with her, but that in order to protect your business you will at least start the eviction process.

Following are the similarities and differences between the solo 401k and the self-directed IRA.The Self-Directed IRA and Solo 401k SimilaritiesBoth were created by congress for individuals to save for retirement;Both may be invested in alternative investments such as real estate, precious metals tax liens, promissory notes, private company shares, and stocks and mutual funds, to name a few;Both allow for Roth contributions;Both are subject to prohibited transaction rules;Both are subject to federal taxes at time of distribution;Both allow for checkbook control for placing alternative investments;Both may be invested in annuities;Both are protected from creditors;Both allow for nondeductible contributions;Both are prohibited from investing in assets listed under I.R.C. 408(m); andNeither may be invested in your ow business. 

There are 2 separate insurance providers for 2 different protections.

One of my properties has a common law couple with a recent domestic violence incident and criminal charges including Domestic Violence Protection Order (DVPO).  

No one on BP will come forward with a first hand example of being protected by a LLC and you are right that they can be pierced and insurance is more than adequate protection.

I am looking for a real estate attorney to handle my deals on a buy and hold, wholesale contracts to other investors, fix and flips, but I am looking for an attorney who is creative in deal making and ensures my interests are protected at all time.

The owner has and needs to protect his rights and negotiating with cash for keys isn't always the best, I rarely did that.