So she’s really into just collecting her check every month which I’m faithfully sent her ahead of time for 12 years.

For collections in Southern California, try Sutton Law Center or California Judgment Enforcement.

I do agree with you being able to simply collect and no do much.

If either of them were to stay involved, it could cost you money and you would collect less.Send it to collections yourself.

So my friend (business partner) and I are securing capital by selling our collectibles.

Similar to touchstay but it lets me collect guest emails prior to accessing guidebook.  

Quote from @Bob Stevens: Quote from @Henry Lazerow: In higher crime areas you can still find 1% but it comes with less actual rent collection/costlier issues.  

We have lots of automated processes - All online rent collections, inquiries, signature requests, and late fees.

Otherwise, weigh your options with estimated vacancy and remodeling time, but how you may be able to mitigate losses longer-term with the higher rents you'll presumably be able to collect with new tenants. 

This PM will be trusted with the accounting, collection, and transfer, of tens of thousands of your dollars, or more.