Nothing fantastic for sure but the property paid for all its own bills and made money with a newbie operator.

Too many strategies to address  on a post like this but I recommend you research all of the above.

Are there any tools or strategies you swear by?

I'm finding that this strategy is helping people, building repour with people, and continuing to keep business moving forward while some say it's hard and sit on the sideline to wait until there is mass movement.Appreciate your time and reply and good to hear that you're experiencing some similar action a couple hours' drive away. 

The classic BRRRR strategy could work great here.

Clearly define terms, including an exit strategy, buyout options, and how proceeds will be split.

. - some strategies I've seen California investors use to lessen negative cash flow: house hacking, mid-term rentals (people temporarily displaced from home renovation or insurance reasons like fire), rent by the room, Short Term Rentals. - The ultimate house hack, live in the small ADU unit and rent out the two levels of the main house on AirBnb in San Francisco (I would have thought STRs are oversaturated in S.F. but it worked for them and they stay fully booked).

I’d love to hear from fellow self-managing landlords about the biggest lessons you’ve learned along the way—whether it’s handling difficult move outs, maintenance strategies, or unique ways to streamline day-to-day operations.

Strategies that use hope, is how people get burned, bad. 

I've made that mistake in the past and agree that it's not typically a tactful strategy.