Quote from @Kerry Noble Jr: Preforeclosures are best called or door knocked.Tax delinquent or code voiolationsPreforeclosures, Tax delinquent, code voiolations, probates/inheretence, quit claim deeds, water shut off are the best lists.Understand it is a volume game. sending out 500 mailers probably won't yield any results.

Here is a fantastic website that gives you a LIVABILITY score for each zip code/street.

However, it’s not the only way to get the qualification, it allows for Self and Homeowner declarations and documentation to add up experience, its just not as easy as an existing GC stating “he’s good to go”.Pursuant to Business and Professions Code (BPC) Section 7068, applicants’ experience must be verified by a “qualified and responsible person.”

I don't know, but I trust the CPAs I have spoken with to interpret the code, and apply it how the feel would stand up in an audit.

The 19134 zip code and other parts of North and West Philly offer properties at very affordable prices, but may have more challenges with tenant quality and vacancy rates.

My property is in the 44111 zip code.

I'm with a national commercial brokerage firm with a lot of experience with Postal leases. 

Get an attorney2. text him and say you are moving all his stuff to storage and he can text you back when ready to go get it and you can give him the access code for the lock.

Two - In my due diligence, it looks like the only real option to make this unit legal is a special permit and variance, therefore, causing me to update the whole building with sprinklers, fire alarm, and meeting stretch code (certainly not enough meat on the bone for this route).  

Some properties require only cosmetic upgrades, while others may need extensive repairs to meet local codes and buyer expectations.