It's very hard to remain anonymous in CA, and while a great goal, often comes at the cost of a very cumbersome structure to maintain, explain, and pay for in the meantime. 

Thanks for explaining that.

The unfortunate thing I sometimes have to explain to my client is that what they "want" in rent isn't always what the market will bare.Long term the real goal is to put tenants in place who will respect the home and remain your tenants for a long period of time.

It highlights that you are a new investor and local to the property.If you are a wholesaler, explain the process and show them what funds you will use to buy or hold the property. 99% won't do this.

Can you dumb down the explaination on that alittle? 

If there will be any delay I  would also send official notice of pay or quit or termination of lease in case they cannot proceed, explain to the family if you get payment and continue to get payment you will rescind notice. 

If I was your friend, I would point to the fact that the landlord will not explain what is owed or why and that you can't just pay money that nobody can explain clearly how its owed.

I think it does a good job explaining the rule. https://www.biggerpockets.com/renewsblog/2013/06/14/50-percent-rule/

Basit did a great job explaining it.

Do you know how to explain the assignment in wholesaling?