Dealing with irrational tenants you need to be extra careful, and that's why I was googling to find Ohio law solutions, regulations and rules. 

@John Kwon - I would first make sure you understand all the regulations for Opportunity Zones. 

If you haven't already, look into the local regulations on property management in your state/region, as some require a real estate license and escrow accounts, etc. 

I would talk to an attorney to see if there are any such regulations in Cali.

The regulation here makes long term tenants a greater risk for the landlord, especially when a tenant can claim COVID as their reason not to pay.

It is dependant on your state landlord tenant regulations, nothing to do with etiquette.

I don't know about location , however 1- old buildings require more maintenance so you should have high cache-flow to cover the extra expenses. 2- QC rental laws are extremely sided with renter and increasing rent is very limited and regulated .3- when it was last renovated ?

Anyone know how to contact someone there or the agency in charge of their regulation?

When you bill for water you are then considered a utility company which has a set of regulations. 

Check the laws regulating this.