The only risk is the pain of moving slightly backwards. 

I've had many rentals in CA and Ohio for over 20 years, solid liability insurance for the properties and umbrella insurance for outside risk (if/as necessary) has been way more than adequate and worlds less administratively burdensome (plus you don't pay the annual $800 fee for each LLC you own that carries on business in or out of CA as almost all do under the incredibly wide scope of CAs franchise law).Sounds like they are selling you a real Rube Goldberg special, one that's likely unnecessary for basic small landlord activities.

@Garrett Schmidt at 120k for a duplex you'll probably be dealing with some pain..

I had to find contractors that were willing to deal with more administrative headaches, have more skin in the game, and meet stricter requirements for a job that was fairly small.

Hello, Frank; as Richard indicated, when you see "Executor", "Personal Representative, or Administrator," most likely it is going through the probate process in that particular state. 

@Kyle KellerI feel your pain.  

You don’t foreclose on the lien yourself, the procedure is....1) apply to the Tax Collector to send the property to Tax Deed auction2) you have to pay off all other outstanding certificates on the properties, including the state’s 18%, usually $1,000’s, plus the administration fees3) your total outlay, plus the total due (@ 18%, not the interest rate you bid) for your certificate becomes the minimum bid at the Tax Deed auction4) the Tax Deed auction is a public auction and the high bid gets the property5) if, by some chance, no one bids the minimum amount (which you have already paid out of pocket, then you get the property.  

I feel your pain and I am in a similar situation on several units I own.  

My rental has been pain free and providing strong returns.

Moving is expensive and a huge pain.