Or, their COVID forbearance expired and the missed payments were capitalized and now they cannot afford the larger payments.

Maybe they are referring to old or expired listings?

Unfortunately there is a moratorium that doesn’t expire until end of June.

I have a spreadsheet to keep track of balances, due dates, expiration of 0% offers, etc. 

At the expiration, I would file for the eviction. 

Reason why I might have to go this way is because the Thai restaurant tenant will have lease expire early next year. 

Make sure all of this is in writing through an addendum and have the tenant sign-off - include 1) the fan model to be installed; 2) a time window for installation and expiration date; 3) list the contractor to be used; 4) list the contractors cert and insurance policy #'s; 6) include that all contractor and equipment costs will be the tenant's responsibility; 5) include wording that the Tenant understands that the fans will become your property and remain with the property upon their move-out and 6) that if not installed properly the tenant will be responsible for the costs of having your electrician do a correct install which you will check for once it is fully installed. 

If you get a lien you have to wait for the redemption period to expire before you can get a deed.What about this redemption period of 1 year after winning?

BEWARE:  Calif has "right of redemption" and you will not get a clear title until after that period expires. 

@Richard HerreraWe monitor commercial but have not seen anything worth purchasing - we had one opportunity that was 95% leased but more than 50% of tenant leases expired this year and the largest tenant is not renewing.