Pick an income requirement, minimum credit score and probably say no past bankruptcies judgements from other landlords or evictions.

If the utilities are off, then that's considered an emergency situation and you can probably take possession immediately.An eviction not only enters a judgement for unpaid rent, but also legally entitles you to possession and if known, permits you to file for a garnishment.

(Judgement payoff is for 210,000) I have never had to seek hard money or private lending before.

This may not be NYS specific, but I'm looking to invest here so I've been going to the auctions at the Brooklyn courthouse.My question is: When you buy a property at the courthouse auction, the paperwork talks about a mortgage balance, judgement, tax lien, etc.

A good agent will still manage the entire transaction and coordinate inspections/repairs which is particularly important since you aren't in town.I'm not sure about what closing costs entail in other states but here in Western NY the seller is responsible for their attorney's fee, transfer tax (either $4/1000 in Niagara County or $9/1000 in Erie County), property tax which is prorated to the date of acquisition, search and survey, documentation preparation and recording, repairs according to what was found during the appraisal, town inspection and any judgement or other assorted liens against the property. 

My rental agent filed against the tenant and I received little more than a $4,000 judgement against the tenant, which I doubt I will ever see a penny of those losses. 

The easy way: O conveys to E via deed in lieu.The not-so-easy way: judicial or non-judicial foreclosure, depending on what the underlying docs were.The hard way: declatory judgement in district court.The really hard way: declatory judgement in probate courts, with a side of procedure to determine heirship.There may be other options, depending on what other facts are relevant, but this is a sampler of what it takes to clean up issues. 

I think you would need to first go to court and get a judgement against them 

Think, analyze, use your judgement, seek advice .... .... but don't get so bogged down in details that you "freeze up" and spend $20,000 in books and seminars ... when you could have actually been making that money to begin with

There are some places that could work with the judgements but those tax liens kill you.