But that can be easily remedied.

I got a number from a mold guy that I met at a REIA meeting and he said that I should be safe with using $10k-$12k for mold remediation.

Reserves would then be allocated for projects or initial cap ex budget to remedy deferred maintenance.  

My reading of PA case law (I'm a lawyer but not in PA)  seems to say that if the bureau fails to provide notice, the remedy for the mortgagee / lien holder is that the purchaser takes the property subject to the mortgage / lien and not that the judicial sale is invalidated.

I'd schedule a walk thru of apartments do like 15 to 20 a day along with maintenance guy. take notes and have a sheet for every unit that is like a check sheet kit, bath, windows, floor, so you can check anything that needs fixing or if you need tenant to clean make a note and tell them unsatisfactory condition you have 7 days to remedy and I will recheck.

If you are a hard money lender, then you will get an interest rate (like 10%), none of the upside returns beyond that, limited control, but a lien against the property that you can use to remedy via foreclosure if you do not get paid back as agreed, regardless of if the other guy makes a profit or not.

While are extremely eager to find our first property, and have already found a private lender as I mentioned at the top, we have learned enough from the BP forums and podcast to know what we don't know and the steps needed to remedy that.Hope this helps inspire others to stay consistent with their BP education and get out to their first REIA meeting.

Include remedies for challenging scenarios (i.e. if you can't get refinancing at the end of the term, what if the lender wants to request his money back earlier) Be sure to discuss and record these possibilities so that the options are clear and well defined.Building a solid relationship with a private lender is invaluable and if you create an environment where expectations are clear, and both of you benefit, your lender will want to work with you for years to come.

My plan is to spend between $20-$30 per foot to remediate all that damage and bring it up to Class B+ (there is no elevator).

A good contractor can help you understand exactly what needs to be done.Smoke remediation isn't a super-hard thing to do.