And for rent of June and eviction I will have to go to higher court which is downtown Houston (I am in Spring, TX) for a judgement. 

I really only want a cosigner who is "collectible" where I can force them to pay a judgement in a worst case scenario.

ESPECIALLY in states like Texas were bank or servicer can get a deficiency judgement in the case of a foreclosure. 

Bad judgement to say the lest !

Also, you can have a buy-out agreement, the LLC could be for the benefit of one partner and the one half undivided interest could be financed to another member, any contract or benefit with or for a member can be spelled out in the Operating Agreement and can be limited or terminated upon certian events, like death, incapacitation, filing for bankruptcy or upon any lien or judgement filed against the company or any member.

@Shakia Sistrunk to back up what Rich is saying, suburban deals have an INSANELY higher closing rate as Philly is rampant with fraud, an insane amount of judgements, payoffs, and liens.

@Jill LutzMaking decisions with high emotions often clouds our judgement.

Reading some other posts though, it seems like a lot of newbies have gotten burned when doing long distance for their first deal, and I'd feel much better if I could be there in person, walking properties, talking with local investors, etc.I'm trying not to let fear cloud my judgement, but should I wait until after I move to get started, or should I try my luck with long distance investing?

@Jayne Rocco is there a reason why a civil charge/ judgement can’t be filed?

On some of the lists you can also see when the judgement date was for the foreclosure so that helps determine if you will have to pay additional taxes.