Any firm you’re aware of specializing in this considering we’re both California residents?

I have many other examples where I have saved time and money by having this person with no real specialized knowledge help me solve and avoid major problems. best of luck on the deal

Payments have been on time ( because we enforce late fee and she learned the lesson that we will charge late fee when she was renting for two years prior)We are looking for a Forclosure trustee  ( we can go back to the original trustee who were assigned from the title company but they may not specialize in forclosure , don’t know).

., can they / are they likely to force through a special assessment that will apply to all owners, through the HOA board that I'm sure they'll control?

They also shouldn't be doing special assessments for elevator repairs unless it's a big unforeseen cost.

Nothing special - just like the normal back of a stock cabinet. 

Some people specialize in renting to what might be called a rough crowd.

I lost faith in most of them unless they specialize in RE.

It's like that special bond you form with a teacher in school that the other kids didn't have....or maybe with a family friend, or someone you look up to.   

Investing through a syndication allows you to leverage the specialized knowledge of real estate experts to passively increase your income and net worth."