If you say you will evict if the tenant doesn't cooperate, then meet with an attorney asap and evict.If your resident doesn't respond, it's up to you if you want to offer them money to leave. 

We have been successful showing occupied rentals but we own in better areas and the tenants have been cooperative trying to keep the place neat and clean.

the stock markets crashed worldwide because of the lack of regulation of lending practices in the housing market that was set up about 10 years ago by Clinton (um, liberal), money was lent to people for housing who could not afford to pay it back, and mortgages were sold sliced diced and priced on worldwide stock markets as securities backed by property assets... the assumption was that housing prices would defy gravity and forever rise and the market would forever cooperate. if the Liberals (or for that matter the masses) read the "Economics in One Lesson" book the current Liberal monetary policies would cease to exist because they are illogical and do not work. would you lend money to people who can't pay it back?

So far since we started investing in notes, the biggest roadblock has been new regulations.Sourcing notes has been fairly easy (though we're obviously still very low in the chain)Finding the borrowers has been easy.Dealing with the borrowers has been fairly easy since either they want to cooperate and find a win-win solution or FC is started and attorneys handle most of the details.Servicing the agreements is where I don't feel comfortable.

COOPERATIVE AND HELPFUL REO LISTING AGENT.I know these are difficult to come by, but if you don't have them on your side, you're wasting your time, especially if you make your offer thru another agent.

Mine isn't quite 600 pages Sheldon Cooper style but I have tried to cover everything from shelf space in the fridge to acceptable hours for the music to be turned up. 

They have been cooperative and allowed access to the house.  

@Keith Thompson In Alabama, and @Denise Evans correct me if I am wrong, owning the certificate gives you the right to secure the properties and then some although there are different requirements depending on occupancy and cooperation of the owners/tenants. 

We landlords and PMs need to be much more cooperative with each other as well as more diligent in our tenant screening.

Real estate has changed in many markets and cooperation has become much more acceptable.