(Seems not as well targeted as Lis pendens) - So far 1 decent lead but 4 misfires... people just calling saying they have no interest in selling.Please let me know if I'm on right track to motivated sellers, thank you BP folks!!!

As @Li Wa mentioned, Philadelphia DOES have some additional regulations for landlords as compared to other areas in SE PA.

Before I came here though, I thought to check their BBB profile and there it was...a slew of complaints and they all were essentially saying the same thing: the software products don't deliver on their promises and they aren't willing to refund your money and have even been documented as lying to customers in their attempts to keep their money.

I used to be able to get them talking enough to get them to give me a sly hint on who they would hire if they were me.  

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(Otherwise known as lying LOL.)

I would share the cold hard tenant ledger and let the next LL decide how to interpret it.As far as lying, acting as someone's accomplice in a fraud make you both rather bad people and sort of undermines your stated reason for looking to do this in the first place.

I used to get angry about what I perceived as lies, but then I realized that the broker is making a proforma because the current owner doesn't have one to give to the broker.

Guaranteeing steady pay attracts top candidates, and services like those provided by professionals such as Li can enhance your success.Consistency is key – create a work environment that you would want to show up to every day.