@Christopher OlsenSince your dad didn't have a will you and your brother could file as co-administrators of his estate (Notice of Petition to Administer Estate) and petition the court for Letters of Administration.This will give both of you legal authority to sell the property and by even hiring an eviction attorney or you both can continue to own it.You both have a legal interest in the property but mot ownership (Yet).My feeling is this tenant may try to file for Adverse Possession (Cal.

Can you fellow landlords share the Past Due Letters that you are sending to your tenants during this time. 

1) I have seen people get loans with just an offer letter, this is usually with like a first time buyer program and usually those are not available for multi-families.

I have owned about 15-20 of this caliber property in the last 24 months and my experiences have been mixed.

But another thing is that's important to not mix passive and active income under one entity umbrella.

That's where a mix of mass mailings to door knocking (not my cup of tea) comes into play and you might be able to do a "cash for keys" type deal.Does any of this help?

@Phil Kerb I might start by hiring a lawyer to write a letter telling the neighbors to remove their stuff.

The premiums is dependent on head count and mixing the two businesses makes no sense since I was planning on hiring help for my management business, and as it turned out, the state comes by and does an audit of your business and locations.

Any advice on the language or a letter I can use to reach out to the cosigner?

I understand I might be do a mix of some of the ones I listed but I'm willing to learn and be adaptable.