When I emailed they just said to apply first, in end of February or in march I plan to go try and talk to someone to see if I can get better advice.

@Jay Hinrichs my thoughts exactly, I feel they are big enough to email blast crappy deals and know someone out of 100,000 will buy it.

This helps prove your direct participation.Proof or Documentation – Keep receipts, invoices, emails, or even before-and-after photos as evidence of your work.

You will want to consult with a lawyer.In regards to your last two questions here's some background on what makes a contract valid and enforceable:Offer: A promise to do or not do something within a certain time period Acceptance: A clear and direct statement that all terms and responsibilities are accepted Consideration: A legal and adequate inducement given in exchange for the promise Capacity: The parties to the contract must have the legal capacity and competency to contract Awareness: A party must be aware of the contract Legality: The contract must be legal in the jurisdiction it will be operating in***Not legal advice*** Steps I would take: -Review contract in detail to understand each counterparties responsibilities (if you are not aware)- Email a copy of the lease to each of the tenants listed on the lease and reiterate lease expectations for termination notice, rent payment etc. - If the lease was signed via Docusign (other esign may have same ability) - you can go to the envelope, go to history and view the IP addresses for each action taken.

Mailing/emailing a notice to "start the clock" doesn't cost much and should be done to NOT lose time if tenant doesn't pay.

Quote from @Sean O'Keefe: Correct, California is uniqueThis is a rather diplomatic statement, Sean  ;) 

She is upset because I am charging her for a technician call so now suddenly she's at me with "my lease is not with you" stuff.Just wanted to make sure I was correct in my statement to her.

@Robert BatesYou should receive an email for your audiobook download.

If it's a verbal tenancy, you have to show a practice of collecting rent that the tenant is no longer abiding by (or perhaps tenant shows up, and honestly states they were obligated to pay rent and haven't done so).When the eviction case is submitted, you give the tenants names, e-mail, phone, address.

You can find it through the MNREIA web site or email me if you have any troubles.Type @ and the first few letters of a person's name to link.