Legal Question in Real Estate Law in California

Her period of ownership is ony relevant as to any back rent or damages she did while still an owner. Since you are not claiming that period for the three day [failure to pay rent] and 60 days notice [termination by not renewing the lease, assuming it is a month to month tenancy]. She will be a headache to evict so hire an attorney to do it and tell her you can not discuss any of it.

If everything is as you say it is, you can initiate and carry out an eviction proceeding. Start with a notice to pay rent or quit. For wording of notices, etc., get yourself one of those paperback self-help law books on landlord-tenant rights, or how to be a landlord.

I am a little concerned, however, because you write "me changing ownership." You cannot change ownership single-handedly. Your sister would not only have to "agree upon" a deed; she would also have to sign it (preferably before a notary public) and deliver it to you, and thereafter you should have it recorded.

If all you have is an agreement in principle or something of that sort, there has been no change of ownership, your sister is still a co-owner, and entitled to possession without payment of rent, although the rent question is complicated by the presence of the others.