But it was always under the belief that this was only "temporary" and we just had to work hard to get away from that. 

I'm wanting to get started on my first rental property but unfortunately can not afford anything in my back yard (California). was looking into out of state properties around the 80k range (which is the max I can afford if I'm being honest) taking into consideration if I have a vacancy and my out of state asset turns into a temporary liability while maintaining my current California living expenses what are some good prerequisite I should do before i dive in?

The property is just the temporary resting place for your cash/equity until said time it grows enough for you move it forward into exponential gains. 

No mention of partial payment, asking landlord for temporary reduced rent, nothing.

Frequently it’s a temporary issue and the person would have needed only a couple of weeks to make it up, but then the late fees start piling up.

I also was going to let them break the lease whenever, so the $1400 could've been temporary.

Because the coronavirus (although temporary) is shutting down retail and restaurants.

It's possible that if your negligence did cause the problem, your insurance might cover the cost of temporary lodging for the tenant.

The temporary measures that are required can be a hugh expense that you dont get back. 

That won't be as conclusive, but I may be able to find something for you.IMO - Tenants are temporary problems.