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. 

style="-webkit-font-smoothing: antialiased; margin: 0px; padding: 0px; border: 0px; font-style: normal; font-variant-ligatures: normal; font-variant-caps: normal; font-variant-numeric: inherit; font-variant-east-asian: inherit; font-weight: 400; font-stretch: inherit; font-size: 1rem; line-height: 22px; font-family: "open sans", sans-serif; vertical-align: baseline; position: relative; overflow: hidden; color: rgb(52, 65, 77); letter-spacing: normal; orphans: 2; text-align: start; text-indent: 0px; text-transform: none; white-space: normal; widows: 2; word-spacing: 0px; -webkit-text-stroke-width: 0px; text-decoration-thickness: initial; text-decoration-style: initial; text-decoration-color: initial; height: 1288px;">BRRRR and a TIP OF THE DAY : )RUN YOUR NUMBERS!!!!

The "layover house" that you alluded to is commonly referred to as "crash pads" in the airline industry.

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 site is a pad to a Super Walmart but the neighborhood is low-mid income so not a C but probably not an A as well - hard for me to judge.

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.