Delware County, PA -Dealing with Owner Occupied Home

[Igor L.]

So, I purchased a house in Delaware county that is owner occupied. Now seeking real estate lawyer to get the prior owner out and me in to do the reno. Any Suggestions from the community?

I have a standby real estate lawyer I have used once but i want to shop around. Lawyer claims that it take him generally 3 months to get owner occupants out. Additionally, if their is an appeal he charges extra. Anyone know the going rate for getting out a 

Also considering doing a Cash for Keys agreement but not sure is legally wise to do in PA. 

Anyone with experience in Delaware county, especially dealing with owner occupied homes?
House is in Sharon Hills.
Concerns include giving former owner, say, a month but then they wasting my time and reigning on the agreement.
Furthermore, there is the possibility of them causing property damage. Insurance was purchased should property damage occur but I have not made the former owners aware of my purchase and there are no records / pictures of the interior of the home.

Expecting to have to gut the place anyway.

Seeking someone to speak from experience.