Wow I just had a somewhat similar issue at one of our south side Chicago properties, however, our issues are much larger (i.e, dog owner is getting evicted).I was going to state my opinion until I read @John Warren comment - FOR SURE CONTACT AN ATTORNEY!

You should consult with a landlord attorney in your state to get advice to ensure you follow proper, legal steps.

That's why I wanted to share an insightful blog post I came across that highlights the Top 7 Landlord-Friendly States.

This California State Legislative code outlines which encumberances will survive a tax auction (see below in italics), and I want to make sure that a Deed of Trust with Assignment of Rents does not fit into any of these categories.

Regardless we lived in LA about 9years ago and don't feel comfortable going to another state.

What state are you looking to purchase in ? 

David Orr started Tax Modern and wrote that linked article--I linked his BP profile. 

I just posted an article about this at https://www.biggerpockets.com/forums/48/topics/1192257-how-t...

You forgot to put your state in your profile or your post so people would know if you are in a community property state or how much it will cost you to transfer ownership from your wife to your LLC.  

He stated "My properties perform better than yours do because I'm not paying any mark-ups on my repairs."