if its not in the boiler plate doc .. simply type your own amendment and make the statement that one or both can sign then you both sign and date and attach to the LLC agreement when you send it to title .

See if that property management company is keeping up to date on the latest laws (for instance, look to see if a newer lease still requires the tenant to replace batteries in smoke detectors -- it's now the California Landlord's responsibility).  

Why would your WORRY about them suspecting that your checking on them..Just simply give them a notice that your going to be in on >>>> date at >>> time you will be checking the furnace, plumbing, smoke detectors,,, and they do not need to be home, and you need access to basement and garage.

So we had to stop eviction and wait for the next rent due date - Feb 5th. 

She paid half on due date (March 1), and half, today.

When I asked him if my house flooded he said no.I started doing research and found a news photo of the flooding.I bought flood insurance for the house...and will keep the policy up to date until the city fixes the issue (which I'm told is forthcoming).  

I was going to ignore it because of the inspection nightmare I would face, but called their lender on the pre-approval because it was dated 5 months ago.She said no need for 3.5% down FHA, I can get them 3% conventional.

First when should I reach out to these people how long before the auction date?

One way to broach the subject of whether they are leaving is by confirming that they will be out by date X because you are advertising it and want to show it then. 

If you work the tax lien angle they are bid down on the percentage of interest and if you become the winning bidder after the two year redemption period, which starts at the tax lien issue date, then you can apply for a tax deed.