To find someone, I’d start by reaching out to local rehab centers or recovery organizations as they often know operators who are looking for housing.

Quote from @Michell Chase: It isn't a large amount but my concern is that if I remove the tenant in July I have no deposit in the event that there are damages to the unit. 

Sometimes this happens as zoning changes over time but the residential use remains legal.

Risks and rewards to this type of tenant? 

This is a complex question, that requires answers with exceptions, caveats, and explanations, but here are rough examples:A.

I don't really come on this site much anymore.

You can do this with a simple, one-page addendum, or even a written statement added to the existing lease and signed by you and the tenant.Example:This lease agreement is hereby amended to reflect the change in ownership of the rental property located at 123 Straight Street, Cody, WY 82414.

This setup ensures that I stay in compliance with California’s FTB requirements.

Are you taking this subject to existing mortgage?

If i can invest it and make a significant better return after tax than paying it down I would do that but in this instance you will never be able to achieve returns that match credit card debt.