Depending on town regulations, most all have it outlined in their contract verbiage that the septic tank is to by pumped, collapsed and buried.This was truthfully a small expense in the grand scheme.

I did a little bit more research and decided to tell tenants the following:"Unfortunately we are unable to hold mail for you at our office according to Postal Service regulations since the mail was not addresses to us, and due to tenant privacy we do not permit former tenants to approach new tenants.

so you can renew with proper notice on your own lease,, your property manager sounds like he/she needs to be managed..Normal is pay or quit on 3 day if rent is not in on 1st.. late notice the 2nd,, pay or quit out on the 3rd.. file for eviction on 7 to 10,, depending on your state regulations..not depending on your PM this is your show this is how you expect and want and are paying them to do.

Unless there are laws or regulations in Philly I'm unaware of but there are very few CRE who WON'T want or require you to close any kind of pure investment property in an LLC and usually we have a more difficult time finding a lender who allows a borrower to close in an investment property in their personal name- you should have no problem with this.Feel free to PM me to discuss if you like!

It's mostly laws and regulations so would highly suggest buying a book (I got the one from Gold Coast) and just attending whatever accredited school that falls in your budget.

Download the landlord tenant laws for this state and you'll have all your answers,, like you said each state is different so find out from the correct source.Your notice of non-renewal / vacate would be in those regulations,, but ususally a month to month term only required the same for notice period,, given in written form, mailed and copy posted on door.. prior to the 1st of the month.. for a full 30 (1months) day notice period.

I'm finding the hard part is more finding properties that are in a good location and also don't have restrictions on short term renters (either hoa or local regulations).I've reached out to owners with the same basic offer (increase rent, cover repairs up to a certain amount) and most people are hesitant to even discuss it, so i think it's a sheer numbers game and being ready to buy a property when one shows up that matches my criteria

Some states, like NC, regulate contract for deed transactions.

As you may have known our city has passed new regulations that effect landlord/tenant relations specificllly pertaining  discrimination.  

I have two big concerns about the city regulations: 1. 90-rental nights per license year... how is that actually regulated?