I'd note you're most likely going to do the whole process over again, so don't be surprised if your lawyer doesn't accept your 14 day notice and will send their own.

NOTE: you have to live their 12 months due to mortgage requirements.

The renters noted they had been told very late by the property management company that the other house was available and asked them if it would be ok to stay the night at our house, despite not having water, because it was so late.

It's very possible that whatever change might happen won't be in affect until 2026 also.It's also worth noting that any depreciation taken for the property for rental purposes doesn't become part of the Sec. 121 exclusion should you choose to take that in a future year.

Also as a side note, you look mighty worried in your picture.

The real value of an agency should be in reducing your workload, not adding extra oversight.On a related note, having worked in this field and provided these services myself, I can confirm that the pricing you mentioned for cold callers is too high.

Even if it’s not standard, a well-structured promissory note could include it.

In fact, for tax sales in PA, the parcel number check is usually best performed first, to see what mortgages can be found (if any); seeing a big mortgage means it's best to move on to the next property on the list.And on a side note, IRS liens can be wiped out at foreclosure of any kind, provided the IRS lien is in a junior position and provided that proper notice is served upon the IRS. 

Most lenders will not consider the income from the basement if it's not a permitted to be used as living space. the appraiser will also note it on the report and the lender may not even be able to finance this, unless its a non-qm style lender. 

The eviction note has been written up.