I know they have both received their respective letters because the upper tenant responded promptly with the contact info I requested.Upper unit tenant has been awesome and super easy to communicate with.

Your daughter is more likely to respect the property if she's paying for it.You are allowed to "gift" a certain amount to your child tax-free.

It says the property:Assignment AgreementProperty Address: XXXXX, CA xxxxxEffective Date: 04/11/2024Escrow agent is hereby instructed and directed by PINPOINT OFFERS USA (“Assignor”) that theAssignee(s) in the above referenced escrow is/are PATRIK INDERBITZEN AND XIN FANG 2024TRUST (“Assignee”), and you are hereby instructed to treat said Assignee(s) in all respects as though theywere the original purchaser(s) to said escrow

Protect your investment and reputation by choosing a more reliable and respectful partner.Avoid Evolve at all costs.

Hard to imagine taking 22 years to reach a respectable size accumulation investing in RE. 

You'll have to research your respective state to see if you can go through the Affidavit of Heirship process or if Probate/Surrogate court is the only option.  

Coming from a landlord, "at least they are paying" I think, reinforces a negative stereotype in our industry.If they do not have respect for this part of your signed contract, they will also flout other parts - whether or not you are aware of it.I would press them for a notice to vacate in writing for May 1, and if they hesitate at all, I would make sure you issue you own notice to terminate/non-renewal in plenty of time to be compliant with your jusidiction.I think you know this already, but I would not have let them go this long without paying for damages. 

However you manage the property will make them decide if they respect or don't respect you.   

I want to know that first and foremost, and then we can have a conversation about what the right call is to make with respect to the underlying investment because I will trust the decision making of a GP with years of substantited experience and a few losses on the board over  the novice who purports to have a perfect track record. 

It's crucial to align this decision with the nature of your income sources and their respective tax treatments.