Tenants from he'll. HEEEELP

[Adolfo Lopez]

Hey Biggerpockets guys... so I bought a 4plex in California a couple months ago and inherited 4 unfavorable tenants to put it nicely. So they didn't have any form of lease or contract so when I took over I had leases for them to sign. And only tenant #1 has signed the lease. The other 3 refuse to sign. Tenants # 3 and 4 have been paying rent. Tenant 2 has not. My property manager says we can't force them to sign but we can't evict them either. How is this possible? Also code enforcement has given numerous citations to previous owner for trash on the property. How can I enforce tenants to keep the property clean. Everytime I go there's alot of trash. please, any inputs or suggestions welcomed.