Have they applied for Covid relief? 

My rental has been pain free and providing strong returns.

Moving is expensive and a huge pain.

HOA fee's can really eat up your profit and even dealing with them can be a pain (I recently changed the door knob to my gf's condo to a smart lock and she got a letter saying if she doesn't change it back she will be fined since they want all the doorknobs in the building hall way to look the same or something along those lines.)(-_-)  Also condo's/townhomes just don't appreciate in value as much as Single and Multi-families do which is important if you are trying to be a buy and hold investor.

Rewarding bad behavior feels bad, but focus on your long term success over short term pain.  

@Zach KirktonIt absolutely takes a while to reach out multiple times, form relationships, figure out their pain points and how to solve them.

@Christopher Hernandez I know you asked specifically about Southern California, but the law I think you’re referring to (AB3088, aka COVID-19 Tenant Relief Act of 2020) is a statewide law.

I am not entirely sure on this one, but I remember with the covid relief you could take out up to 100K from your 401K interest free if you replace the money after 3 years2.

I've looked all over for information concerning the portion of the Covid Relief package that was passed in late December and cannot find anything other than it seems it will be administered through state and local governments.  

SBA loans can be had but they have big fees  and tend to be a pain to get rolling.