We have no idea how much truth there is to his story, the landlord had also told us that he was going to get a lawyer and try and save the house, although I am fairly sure that never happened.

Some states will "make them pay" for being a month behind and not evict until after multiply months of being behind.I'm not a lawyer, just something I have gone through.

The people that benefit from most  from an LLC's  is the Lawyers that can charge you to set one up.Very few should ever consider one. 

I'm going to contact a lawyer for info but THOUGHTS on the situation?

However, the Lawyers seem to agree that this would void the mortgage because of the "Due on Sale" clause in mortgage loans.  

I was going to do a land contract with sellers but their lawyer advised them against it since they have mortgages snd they csme back with lease to own.There are 7 properties and when they all are rented, it is very profitable.

an no I am not a lawyer nor married to one.  

I'd start with a phone call to the tenants that would end with "If you are out by Friday,  apartment is clean and I never hear from/see you again,  I won't contact (insert threat here:your lawyer the press DCFS, LA child service,  all of the above  etc)" 

Not sure if this applies nationally but I read this online and it was confirmed by my lawyer 9 years ago when I opened my LLC.

i am searching for a title company or a specialized double closing lawyer i have my first deal ready to go. can anyone recommend  a title company that does dry closes or one in general that will work with us to complete our deal and move on to others thanks any help here would be greatly appreciated