Then she accused me of suggesting she was lying.

My preferred script for pre-forclosures is "hey Mr Seller, would you consider an all cash offer on your property?

Your offer so to say?

Who else in the education space offers this? 

It seems Xero and some of the others offer very limited capability here.

Beside the “subject to” that’s recently become the subject of much debate we utilized  ”no interest short term owner financing”, the “2nd mortgage crank”, substitution of collateral, mortgage subordination, wrap loans, real estate “exchange” (not for tax reasons), sale - lease back, guaranteed rent payments, sale - buy back, land offered in lieu of down payment, zero coupon bonds as substitution of collateral, and a few others that escape my memory.  

Also, at a lower price point OR by offering more than comparable rentals that good tenant stays longer causing you less expenses for turnover/vacancy.

To add to the great suggestions, if you're finding the L.A. market souring and you have any equity in those investments you've already established, it may be in your best interest to liquidate at some point to move your capital to a more profitable location or another type of investment.

If not, or if this is a first time occurrence, I'd start with gathering any tangible proof that the damages are a result of the other landlord or tenant ie; video camera, pictures and suggest to the tenant that they seek a resolution based on the evidence.

I will offer cash, and I don't care in what condition it is in or how much you owe on it".1 month later:You get an other letter in the mail.