In order to accumulate the total number of dollars/month you need (notice I didn't say properties), you need to work your way forwards using your equity, buy selling properties that are accumulating equity through appreciation. 

I noticed most of the posts are 3 years old.  

I always get a notice to pay for the "Proactive Rental Enforcement Program" https://www.santa-ana.org/prep-program/. 

If anyone would like to move out and give me 15 day notice I should be able to place one in with minimum gap.

More long term rentals are also very attractive to students, I noticed that less people seem to be staying in apartments and are instead looking to move into houses around campus.   

however, I noticed that I had still incurred a $150 late fee from the attorney along the way. 

So it can definitely be done, it just takes a lot of work and persistence. 

., leaving notice becomes X and non-renewal notice becomes Y instead of 60 days)I’m not qualified to give you any advise but that’s what we do.

When you have one tenant not paying their $50 portion it is whatever, but when you have say 6 or 7 and your loosing out on $1000 a month you start noticing it a lot more! 

@Marc Shin You need to provide the location of the property.Mechanics liens laws are state-specific with respect to contract and notice requirements, license status, dollar amount thresholds, and especially TIMING.