I should also mention we shut off the breaker (to the garage) after confirmation from two electricians and our contractor that we had a serious fire risk.   

I love and use Triumph Construction - they're amazing. and looking to add a couple more folks for my contracts, such as HVAC, Electrician, and Plumber.

Maybe selling is an idea worth considering if the house is a Mona Lisa and kind of beyond the general reality of typical tenant's maintenance obligation and ability, and they aren't paying for the additional quality.If you really want to keep the home, you may find a way to be very happy about it with the right team, whether it be property management, electricians, contractors, or tenants.

HvAC guys, plumbers and electricians are busy but licensed so no huge risk especially if you pull permits and have work inspected.

Limited labor and resources : Unlike the catastrophic fires in Lahaina Hawaii there are significant resources in Los Angeles to contribute to recover, but quality contractors, tradesman, plumbers, electricians and laborers have long been in short supply.

An electrician?

Since you are living in the property, you probably have developed relationships with an electrician, a plumber, and a general handyman, if you haven't reach out and meet a few now, while you are in the home, so that you can easily make a call or two when it will be necessary.

I would talk first to an electrician as many do fire alarm and life safety.

I have an electrician coming tomorrow morning to troubleshoot that.

I had an electrician run wires in an attic, telling me up front that the house won't be up to codes, he's only doing the one or two things I asked.