I would consider the following (which you may have already done):House rules say no gatherings (penalty of $X per person if violated)House rules say quiet hours are 10:00 PM - 8:00 AMIf profile has no reviews / not verified, require they confirm the # of people who will be at the property & agesUse a noise monitoring system like Minut or Noiseaware (disclose in listing)Use exterior cameras to monitor driveway (disclose in listing)But at the end of the day, there are still bad guests who will get through and sometimes you just have to file a claim, kick them out, apologize to neighbors, and get the place ready for the next group.

How were you provided due diligence files?

On top of that, to pour salt on an open wound, I paid attorneys about $100,000 (can't remember) to sue two general partners and there was so many lawsuits between parties I fired my attorneys for ripping me off and filed bankruptcy.

If the tenant was in place you could file on their behalf for rental reimbursement but now that it is vacant then you just have to eat the losses sadly. 

I also can't file for the state rental help without her filing also.  

If the LLC and the property are in separate states, one issue is if you had to go to court, the court wouldn't recognize your LLC's filing since it doesn't exist in that state.Also, remember that CA charges some huge franchise fee, some $700 or $800 annually, which is applied per LLC you form. 

I know non-payment is not the issue but You or your tenants can file paperwork with RCAP and they’ll pay up to 3-6 months of back due rent for tenants facing eviction.

If you dont move out by the end of the lease , I will be forced to file for an eviction , once I file thats on the court record and no other landlord will rent to you . " I dont want to do that , but I will if I have to " .  

The law also allows you to charge fees for the cost of mailing, filing the lien, etc.

I am well past the thirty days and she is threatening to file suit.