You might ask a title company to produce a commitment so you can see what they will require to issue a policy w/o exception for the mtg and then you'll probably need to talk with a knowledgeable PA real estate litigation attorney.

Alternatively, I’m trying to find a litigation attorney who can assist me with next steps in regards to dealing with the title company.

-look up the deed, under your county civil records / clerk / recorder. 

A liquidated damages charge in California has to be reasonable per Civil Code section 1670. 

I'm not referring to your post.I'm referring to charging the fee.This is not criminal, and not clearly a civil, violation.

I bought my first property with all cash and just did a Debt-Service-Coverage-Ratio loan from a national lender.Cashed out refinance at 4.5% for 30 years at 75% loan to value ratio with ~8% in closing costs all in.Example property: $200,000 valueObtained $155k in cash back to be paid at $787/mon for 30 years.Will use the cash to buy the next property or to use for downpayment for the next few properties.This lender will also lend out to LLC in similar terms.Of course, since my LLC/rental are so new (just started 12/21), we had to personally guarantee the loan while keeping the rental under LLC protection against litigation.

It had one long term tenant under rent control who has since moved out(although they are in litigation with myself, prior owner and both current and prior management companies)Rents are currently a bit under market at about $8k/month with one unit being vacant(should be filled soon). 

Currently, the property has been rezoned for multifamily but there was no actual feasibility study done on the actual structure on the property, it was based on civil engineering print, population density, and square footage to approve the number of units. 

@Hai Loc, the requirements to serve someone for a civil case may differ from state to state.

I am looking for any recommendations for any one of the above professionals. I do not want someone "cheap or investor friendly" I am looking for someone that is timely yet thorough and detail oriented.I am looking to ...