@Tom Gimer - You are correct, and many loan docs provide that an additional encumbrance constitutes an event of default. 

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.

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

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...

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!

Do you think Whole Foods, Walmart, or Target decides on a location because someone in management thinks this is a good location?

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.