Sometimes failure is just the tuition in the education of investing, most times far more rewarding and educational than success. 

In lieu of the LLC I'll be carrying the highest amount of liability I can get on the landlord policy, and I'll be adding a multi-million dollar umbrella policy.But even if I do set up LLC's, I'm still going to carry a multi-million dollar umbrella because  owners of LLC's can still be sued pesonally if their decisions resulted in a serious injury/death (such as the failure to not remove snow as stated above, or not to fix that faulty furnace that was emitting CO into the house, or some other form of negligence).

Chances are they are embarrassed, afraid and angry at their failure.

I am not a lawyer and have nothing useful to say about the legal aspects of your situation.From a personal standpoint, I would assume there may have been a financial and/or time reason for her failure to complete the quit claim deed. 

:In PA, and in other states, auctions can mean different things.There are private auctions where I just choose to sell my home in an auction scenario (I actually think this is pretty common in Australia - maybe someone from Oz and chime in on that).Auctions can also refer to the compelled or forced sale of a property by the State/County for various reasons.I assume you are asking about the 2 most common forced sales - foreclosures (failure to pay your mortgage, bank sues and the Sherriff sells your home to satisfy the bank) and tax sales (failure to pay your taxes and the State/County sells your home to satisfy your tax bill).I have not participated in the PA foreclosure and tax sale business in 20 years, so things may have changed, but if someone here is more up to date maybe they can correct my answer with new info.Both types of sales have their own areas of risk that you need to educate yourself on.Value is a top issue - you need to know how much the home is really worth before you get into any of the below. 

Don't think that one particular out of state market will shoot you to success or abject failure.

In any case, would that be a deterrent in your decision and if not, what is the success rate or could you provide any success or failure stories or tips on how to raise the rental value of a property you acquired which involved taking over the leases of current tenants at lower than valued rental prices?

Are you a so so guy.. a yeah what ever guy.. a good enough guy...or are you someone more like I am, .. failure is not an option guy, second place = last place guy, I AM the best and no one comes close to me guy, I will take over and conquer my market guy.If you are the second place guy.. yeah sure.. go do DMM, wing it, pick a list and see what happens.If you are more like me...

I always was interested but never took the leap: fear of failure, never the right time, no money, etc.

Your attorney should state "failure to pay rent as agreed in the lease" in court , and so on.