Quote from @Ruchit Patel: @Jay Hinrichs Since this is my first sub2 deal, I need a lawyer who knows how to handle recording and insurance changes without triggering the due-on-sale clause.

Anyone know a great eviction lawyer in Philadelphia?

No good lawyer will spend time with you unless you've done your research first and show you're serious, unless you have a personal relationship or recommandation of course.

Property condition is decent.The mortgage is up to date.

You certainly need a lawyer to review every word you added or subtracted.  

I ended up connecting with a lawyer who has handled other issues for me and she said basically I waited too late in the month to start the eviction process and to sit tight as it seemed the tenant was actually moving out, but if they weren't out by designated day, circle back to start a formal eviction.What actually happened is that the tenant moved out on the date indicated and left some trash but the unit was generally clean and left in good shape.

Sometimes the foreclosure process can be long and expensive, and sometimes the property comes back in worse condition than when it was sold.

Endless conditions?

I know it's in solid condition and has MLS history from 4 years ago, visited outside and seems to be pretty nice!

Condition of the unit at move-out4.