You can file paperwork yourself or as others have stated, hire an attorney.Typically, you'll want to have a notarized affidavit filed or writ of possession issued and signed by a judge.This can vary from jurisdictions so if you are unfamiliar with how to move forward it may be best to consult legal counsel.Legal counsel will typically cost in the low thousands after filing fees, processing fees, attorney fees, court costs, etc.

We typically look for decent properties that are likely at the bottom of some bigger investor's portfolio.

A lender or appraiser will typically use the most recent MLS comps (for updated properties) in the area to determine ARV.

Anything over that could mean that the property is overstaffed, or it could mean that management is delivering a very high level of service such as in a luxury property that has a doorman and all sorts of staff that you don't typically see in garden style apartments.

Typically, unattended to small maintenance items will become bigger issues over time.

Typically, private lenders pay anywhere from $500 to $2,000 for loan documents, depending on the complexity of the deal and the attorney’s rates.

The suburbs in Philadelphia also great investments but typically the price points are a bit higher. 

Also, what's the typical fee structure for single-family homes?

Investors typically won't care that you're representing the seller and others will prefer that you're direct to seller.Listing it on the MLS will get the most inquiries for the property.

Unfortunately, if you ask more than one question, they only answer one, and it's typically not an answer to any of the questions you asked.