The only bright side in all this is that alot of economies are opening up my guess would be that courts would too.

From my studies need 4 elements, Parties competent, able to contract, has to be for a legal purpose, consideration not necessary money( some say as little as a dollar for earnest money, don't know if that would hold up in court, and offer and acceptance. 

I do not want to give up any piece of my property so I'm wanting to know if this has to go thru the courts would I be victorious.

I did a follow up  yesterday and his first comment was the courts were closed and everything is on pause.

I also spoke to my attorney (not just now, but a few weeks ago) regarding those tenants that are violating AB3088 (i.e. not paying the 25% rent) and he mentioned that regardless of if they are paying the 25% or not, some courts (I'm in San Bernardino County) aren't even hearing a case as long as it is related to non-payment of rent.Do you see this happening in your jurisdiction?

State statutes require to wait the prescribed time Or do the QT action to force anyone into court that potentially have a claim due to improper notification, etc.

Whatever your policy, make sure it's in the lease.In our apartment complexes, we do pay for the landscaping and maintenance of grounds. 

In my area, the courts allow quick removal of tenants involved in drug-related criminal activity or violence, even when there is no arrest, and for persons occupying the property without the landlord’s permission.

Evictions, drafting operating agreements, interpreting tax court cases, creating an entity, etc@Katie Lepore may be able to help you.

Purchase price: $11,000,000 This is a very complex deal involving over 113 SFR, in one portfolio.