I had 98% rent collections through moratorium

Im paying X on the HELOC, but collecting XPLUS on the note. 

I us a property management app to receive less phone calls from tenants and collect less rent in person.I am trialing a couple others, I will be glad to let you know what I decide to go with if I find one better. 

Some will be more active, and some will be passive, but at this point, I would push forward with directly connecting with investors who have nothing to sell and are not collecting referral fees.  

You have come out with a narrative that is the exact opposite of the collective experiences of 1,000's of investors and PM's who've collectively dealt with 10's of 1,000's of Section 8 tenants and are refusing to provide any insight into your experiences.

Ask yourself this, if someone offered to handle all of the property maintenance, watch the property, place the tenant, handle rent collections, deliver rent to your bank account every month, and deal with any inspections and nuisance issues and they were asking for like $30 to $40 per week would you pay that?

Can anyone recommend a good debt collection attorney in los angeles area? 

You need to decide if you'll forget July rent in order to collect August rent.

We collected nearly $300,000 in rental assistance payments.

I did get a judgement against her, had it recorded, engaged a collection agency, but after 3 years have yet to get paid.