This is probably a good area to find lots and build new homes, but it is tough buying rehabs in that area because the prices are too high to tear them down and build new.If you bought it for around $100K, can you fix it for $20K and resale for $150,000?

Hopefully you have an emergency fund for tough times. 

Your tenants will certainly think twice about skipping rent even if it is a tough time when you've gone out of your way to do something so nice and thoughtful for them.

Or have newbies had success in a tough SoCal market?

Definitely a tough position to be in, @Philip Calixto!

We were hoping to hold the property, then when things calm down rehab it, so a HML would be tough right now. 

Insurance companies do well in tough times.

Make a list of EVERYONE you know and call them. i.e. family, friends, neighbors, colleagues, former classmates/co-workers, etc.Book recommendations:Millionaire Real Estate Agent by Gary Keller - very practical book.

Here are my two cents (please note this is my first post - I am coming from Facebook where people are necessarily tough) I'm just trying to get an idea of this community thoughts. 

They have not asked for rent concessions and are actually hiring for more workers.