You need to enable payments online, the default setting is that people can check into your property without having to pay. 

I would say the key to buying tax defaulted parcels is really having a trained eye in looking for development constraints. 

Generally: 1) you need to call a list of LIKELY motivated sellers like high equity, seller/property of a certain age, inside your buy box, notice of default/liens/etc. 2) You need to make an enticing pitch, "Hi Mr Seller, I'm Gus and I work at ABC Solutions, a local family owned business that helps sellers get cash fast for their homes, would you be interested in an all-cash offer for your home?

The general rule is that if a tenant has breached the contract or is in default of payment, the landlord is not obligated to remedy.

The others basically went to default and were either lost by the bank for the original seller pulled it out . and this company went broke and I basically lost touch with them. 

Can you default on an outstanding loan, and give the property to the lender?  

The other issue aside from the giant hassle is now that the payment is higher I'm less likely to cash flow and will be at slightly  higher risk of default.

Perfect storms are good example: defaulted, missing or deceased owner(s), alcoholic heirs, code violations, etc.; all in one property concurrently!

You take a small risk that the bank could declare a default if you convey it to your LLC. 

I rarely have any tenant defaults these days on commercial side as credit is super strong and I am picky on deals I buy.