I would start the process for this as an eviction with an eviction attorney, and make sure you follow the process correctly to get her out.

Hey Everyone!Names Christian, I’ve, been doing real estate investing for bout a year now, worked on my first property which wasn’t the best ideal situation, but it was an amazing learning experienced that I wouldn’t t...

I guess my other understanding is that I have to provide it is water proof and it is correctly zone for fire.

Shoot, that is correct, completely forgot that could take longer and in my opinion i though that 90 days was ok, but you right from the time we can do showings and people get their paperwork/money together we could be talking about 60-90more days, thanks for bringing it up Bob..

80% Cash Out No Seasoning3 Month Seasoning6 Month SeasoningShort Term & Long Term Rental OptionsVacant OptionsManufactured Home OptionsSome lenders will do 100% of your purchase price + rehab costsSome lenders will do 120% of your purchase price + rehab costsSome lenders will do 140% of your purchase price + rehab costsSome lenders will allow for PadSplit PropertiesBuying correctly with hard money can also allow you to get your cash back from the hard money loan so that you can do a Rate/Term refi with almost all lenders having no seasoning and getting better rates due to not being a cash out refi!

My assumption was that this was our way to work around using a bridge execution early on, but correct me if I am wrong here.

This is incredibly common in Philadelphia's market if you don't invest in the correct neighborhoods.  

It is also why such neighborhoods are most likely to appreciate because those who own properties in these neighborhoods are on the correct side of the supply/demand equation.Since your post is focused on Philadelphia, the city has good fundamentals...strong Ed's & Med's, good accessibility to both NYC & DC, own port, international airport etc.

Obviously, they should use the correct type of paint when they do it.

They called me back and told me they had corrected the error and would serve another notice to the Tenant within 72 hours of the eviction (Sat morning) and it would sstill go thru at the assigned date of Tuesday.Tuesday morning 30 minutes before the eviction,  I was driving to the unit as the Sheriff had instructed me to bring a locksmith the break the lock - in case the tenant had changed them, then change the lock as soon as the Deputies had cleared the unit of people.