If the repair can wait, I'd tell her you will schedule the repair when she changes her mind or the CDC changes their guidelines.Sounds like a tenant that I'd non-renew.

In so doing, California joins the majority of states on this issue, declining to adopt the minority rule that would carry rights of first refusal over into holdover tenancies.Ref: https://www.ravidlawgroup.com/...So basically the right of first refusal would apply until the end of the lease, so once I do not renew the lease and give notice of the sale.

Most of our tenants renew their leases. 

Also, when is her renewal?

I am not familiar with CA laws about rent caps but I believe signing a new lease that is not a renewal allows for higher rent increases.

The rents are below market value and I cant renew their lease until August.

What percentage of expiring leases will renew their lease each month?

Did not renew lease so the vacancy was kicked down the road a year later.

Obviously, we have to wait for the first turnover or renewal to implement this.

I'd still recommend sending the pay or quit notice when they are late so you can evict quickly should the rent not come in.If you are tired of babysitting the late-payer, then non-renew.