Hi John, I recommend reaching out to a local property manager (search on Google Maps) with many 5-star reviews to see what legal action you can take before the Sheriff is available to execute the eviction.Property managers specialize in landlord-tenant law and should be able to help you determine a path forward that doesn't require waiting 3 months after the lease ends.

I had called my two local Title Companys and asked them and one had no idea what i was talking about!

Additionally, depending on your unique requirements and tastes, speaking with a local real estate agent might offer insightful advice.If you have more specific criteria or questions about any of these areas, feel free to share, and I can provide more targeted information. 

I'd just like to know the specifics on what California law says about this kind of situation, without having to hire an attorney as this is rather minor.

Local brokers in your market will know the current cap rates for the property class, mainly based on recent comparable sales.

I was filing with a local CPA (also a friend) and she was only charging about $800.

Utilize resources like BiggerPockets and local investor groups to gather valuable insights and connections.

I have not seen anyone post about this yet, so I figured I would share some of the highlights after reading the 41 Page Document this weekend  with the new CO Warranty of Habitability Law Updates.I'd like to credit my property manager, @Colin Smith, for updating me and the other owners very promptly and providing a few highlights before diving into the document. 

it is probably best to speak with this directly with your local section 8 office.

Hey @Jack Anderson, your situation is very specific and I agree with @Brooklyn McCarty that you need to get a good CPA that knows the law.