The government stimulus is not helping landlords in anyway.

You need to find out the rules governing rentals, is it currently at or near 10%?

The California government has become openly hostile towards landlords and COVID has made it worse. 

@Fred Shatzoff so grow op properties are property used for selling marijuana before and government took it from them.

I also understand that most/all of these options are going to be governed by a potentially higher rate as it will be a jumbo.I "think" we want to title in our own names given #1 and #3.- would love your feedback on if that's not the case. 

I can understand how non-essentials aren't paying rent as they're closed down and their income is zero (though some are receiving government money) but for essential businesses all should be paying rent.

My question is should I explore these options in 2020 or try to invest locally as coronavirus will definitely have its effect on the housing market and will most likely cause some waves of foreclosure once those forbearances set forth by the government and lenders wear off.  

My primary gripe with this is that the government is giving $600 EXTRA PER WEEK for unemployment but giving the tenant no consequence for not paying their rent.

You allow the Governments to commandeer your properties and give up all the rights and freedoms associated is one further step towards removal of people's rights.

2) is there any further recourse with the government / section 8?