The notice to quit I served him did not state it is because of non payment.

This has been my strategy in another prime market (Marin County CA) and it has served me very well.  

This probably seems like a self-serving comment being a HM lender (now) but I wasn't always, and this has been my opinion for a long time on these forums :  it is harder - much harder - to get your start in wholesaling than it is to simply go get a deal (very hard), get the funding for it (not that hard) and then flip it. 

Personally, I had an attorney set mine up as they serve as the agent on the LLC.  

The very last sentence says either party may terminate the agreement by serving the other party with a termination notice 30 days in advance.

Leases are invalid and unless the tenant pays willingly the LL will have little due process to fall back on-like serving notices etc.

This takes a LOT of my time.If I went to get a judgement against this tenant for the balance of the lease (if I could even find them to serve court papers), the judge would tell me to go pound sand, absorb it as a business expense, go re-rent the apartment, move on with my life and quit bothering him with this "nonsense."

I manage a hard money lending company that largely serves investors local to Spokane.

Some local banks basically have areas that they serve.

And, to the immediate issue at hand, here's California's notice requirement to terminate a month-to-month tenancy:  "Under California state law, a landlord can terminate a month-to-month tenancy by serving a 30-day written notice if the tenancy has lasted less than one year, or a 60-day notice if the tenancy has lasted more than one year."