Far too risky and unlikely to succeed.It's unclear what the $2,500 monthly payment is based onAny one of the owner or mortgage or lien holders can force the foreclosure of the property.

If you are ever forced to sell you are very likely screwed.

And I will forced to deal with the repercussions of a shady landlord for every future rental even though I was not actually evicted. 

For this to work, you'll need at least 20% equity in the property on the back end through your forced appreciation on the rehab.

I've been fortunate enough to not be forced to thankfully!

We may be able to piggy back, combine forces, or schedule something new to accomodate schedules.

If you're looking for more of an appreciation/forced equity play, Portland can be beneficial, especially if you consider house hacking.Lastly, connecting with a local real estate agent who specializes in multifamily properties can provide invaluable insights and help you find the right deals.

I don’t know if there’s any way you could force probate to start.

I believe, you will also need to live in Philly or be forced to hire a licensed property manager in Philly.Lastly, you cannot deny on credit alone; so it can be a very sticky situation.

My concern here is that people can get pissed off and potentially damage the property when they are forced to move out. 2- a more passive approach to just suck it up and when its time to renew the lease then increase the rent by several hundreds of dollars so that they will leave on their own.