As @Li Wa mentioned, Philadelphia DOES have some additional regulations for landlords as compared to other areas in SE PA.

Well when I call L&I all I get is ring ring ring...Any research on the Web says it's a law that they rarely enforce and it's basically don't have the staff to even enforce itMy issue is a sly tenant in which a judge tries to make a precedence of itBut I couldn't possibly know until I got to that point 

Its been listed as Lis Pendins 3 times before including now.Yea i would love to try a short sale ,getting the truth about his intentions is a real problem.And yes i am getting my ducks in a row...the uncertainties and his intentions are a problem like i said.He could be an expert at this type of ...well,  fraud for lack of a better term.

Before I came here though, I thought to check their BBB profile and there it was...a slew of complaints and they all were essentially saying the same thing: the software products don't deliver on their promises and they aren't willing to refund your money and have even been documented as lying to customers in their attempts to keep their money.

(Seems not as well targeted as Lis pendens) - So far 1 decent lead but 4 misfires... people just calling saying they have no interest in selling.Please let me know if I'm on right track to motivated sellers, thank you BP folks!!!

I used to be able to get them talking enough to get them to give me a sly hint on who they would hire if they were me.  

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(Otherwise known as lying LOL.)