Look at the rental trends and economic drivers, not just the most recent rent comps.

Claimed they didn't know what the address was (on the lease, I also got their drivers licenses in the mail after they left and all kinds of other mail that I had to forward to them, and on top of that this idiot 1) told me via email he got a utility  bill in my name and opened it but yet he didn't know what to do 2) left me a threatening voice mail reciting the address that he claimed he didn't know, telling me he was coming to the house to get his deposit one way or another, the "evidence is clear" lolololol).

I'd make a photocopy of the student's driver's license or passport, and I told them that this is a contract between me and them and if they break the contract, it would be them getting sued, that they were responsible as an adult with no parents involved. 

We have already started proactively talking to the tenants about some of their options and the ones that have reached out I have been trying to connect them with some jobs that may still be available (work from home data entry, virtual type jobs in health care, delivery drivers, etc.)It's going to be a rough few months I'll say that. 

Nothing has changed the truth of that statement in at least 150 years in America, and it has been tested through worse pandemics than this one.fed ex and UPS drivers on the west coast at least will make 50 to 75k a year ..  

That would be like the state denying you a drivers license because you didn't pay your rent.

Another guy called about a loose doorknob, and after I explain the screws he has to tighten, explained he doesn't own any screw drivers.

Establish a residence, register to vote, obtain a driver's license (and make sure to surrender your CA driver's license), etc.  

She's in the driver's seat in this market.Now, if I were you, the strategy I'd take, is telling her that you've realized that it would be less expensive to buy than rent, and before you start looking at other properties, you wanted to ask her if she'd be willing to sell to you.What that says is that 1) she may lose her long-term tenant, and 2) that if she sells to you instead of losing you as a renter, she won't have to do any upgrades. 

That could not be farther from the truth and it normally leads to financial disaster.It's like buying a car without bothering to get a drivers licence and expectation to have a chauffeur.