Everything from HOA fees sky rocketing, taxes raising, 10 percent property management fee's plus repairs mixed with your monthly taxes on net income received.

@mau pan not sure how the laws work in pa but in Georgia you legally own the property the day of the foreclosure auction even though it can take several weeks or even months for the attorney to prepare and record the deed.So I always immediately get insurance, put utilities in my name and if it's vacant, get physical control and change the locks.Regarding the possibility of leaks, I always ask the water company to put service in my name, unlock the meter but leave it turned off at the meter.You can the turn it on yourself with a curb-key or a decent pair of pliers.

Next I've been on the phone with one Mortgage Servicer after another trying to track down what the status of this note is.

I think you raised an interesting idea in seeking properties like this. 

Do you need to raise capital, build partnerships, etc. 

I have an issue with one of the terms in the proposal regarding limiting liability: "Owner agrees to limit the liability of --------------. and its employees and agents to the Owner and to contractors and subcontractors on the project, for claims in contract, tort or warranty to the sum of the amount paid for services or $ 20,000.00 which ever is higher.

Can anyone recommend an investor-friendly/savvy, responsive, creative, CLIENT SERVICE focused lender in FL? 

Reserve an FED court date for sometime after that 30 day period (allowing enough time for service of the summons etc) in case they don't leave. 

Klasic Property Services by a mile. 

If you are planning on going into public service and are currently at a state university you can apply those zero dollar payments towards public loan forgiveness.