When the municipal eviction moratorium expired, the LA County eviction moratorium became effective, and it prohibits no-fault evictions of any kind.You’ll have to do cash for keys.

Last year as our leases expired and the pandemic and riots started we made the decision to do nothing with our rental renewals as they were all paying on time.

I'm sure as forbearances come expired there will be a lot of foreclosures, but only for those who are ready and knowledgeable on how to buy those deals.

If the latter, you need to wait until that lease expires. 

One morning several weeks ago I was reviewing a tenant file and realized his lease had expired. 

With the existing lease set to expire soon, we’re now looking to introduce a new lease that is more inline with how we want to manage the property.

My realtor tells me its invalid because it was sent prior to midnight when the notice to perform would expire.

Perhaps you can procure new tenants as your existing leases expire, and get there quicker. 

Since you are purchasing that property I will point out that if the tenants have existing leases with a set term (meaning they aren't month-to-month) you cannot switch responsibility for utilities until the current lease is expired and a new one is entered into. 

Assuming the usual rules-of-thumb for financing leaseholds (loan term less than lease term, for example)is it equally as difficult as financing a property with a lease expiration (just) under 30 years, which banks are very leery to do?