As of this writing she has probably received the Unlawful Detainer Action!

They had to vacate and I wouldn't need to apply to the court for unlawful detainer again.

So then we filed unlawful detainer and went to court.

After the waiting period, when you file the forcible detainer summons with the court, you will need to include your notarized copy and the lease with the request.  

Once you get the 10 day notice served, you will need to have a process server serve the forcible detainer summons.  

So you jumped thru all the hoops you have the deed and OAS in hand you go to the sheriff to evict … sheriff 5 days, 5 weeks 5 months later (depending on the mood) appears in front of the property (they don’t care about your timeline..) to evict …and what happens…people who live on the property are actually NOT the owner (that are typed in your OAS or lis pendens) but somebody who rents from the owner so sheriff says good bye and wishes you good luck… sheriff cant evict anybody as they are tenants and supplemental forcible detainer needs to be filed.

Didn't pay so the Unlawful Detainer was filed and then he went to the courts 4 days later and filed an unlimited civil suit against me for habitability, etc.

The other avenue I'm really curious about is if I can take over the bank's unlawful detainer case.  

My reading of this makes me think that we would not have to go through with an Unlawful Detainer Hearing and could go straight to having the Sheriff execute the writ of possession with a lockout.

Because I am current on my taxes and have title to the properties, I can do a common unlawful detainer (eviction) and have them removed.