Hi, I have been researching investing in tax deeds. I am located in PA.

I understand that in PA there is first an upset sale where mortgages, liens, etc will not be wiped out. Then, the properties that don’t sell go to Judicial sale where mortgages and most judgments (excluding IRS, federal, inheritance tax etc) will be removed. My questions are:

-If you research a property going to upset sale, and there are no mortgages or judgments that attach would this essentially be the same as buying a property from judicial sale or is there a different process?

-From what I’ve read it looks like no matter what, in order to get marketable title, a Quiet Title Action would be needed. Is there any situation when a QTA is not needed? 

-Can anyone recommend an attorney in the area that specializes in this? From your experience what is the typical cost?  

-Has anyone used tax title services or a similar platform that claims to be able to bypass the QTA process? Has there been issues with other title companies insuring afterwards? 

-Is buying a property that you know the owner is deceased more risky? (I assume you have to worry about inheritance tax, proper notice and heirs?) vs. if the owner is alive and you just have to worry that they were properly served in order for them to try and reclaim the property?

-Once a QTA is done, are you good to sell or is there still a waiting period?

-If you purchased a property and someone comes back to claim it and a judge gives property back to the owner- do you get back the money you paid for it? If so, how?

-When could repairs/rental of the property be done? Does a QTA need to be done first?

-What is the eviction process like in PA?

-Have you had any success with having a title company running a search prior to the sale and confirming that they would be willing to insure after the purchase with just the tax deed? 

-Both the Mortgage Foreclosure Process and Tax Deed process send out notices to lien holders, owners, heirs, etc. If Mortgage Foreclosure Deeds are insurable, what's the difference from a Tax Deed and why is it harder to get those insured?