It only goes up for sheriff sale after a judgement has been issued. 

to people with 760 FICO scores who immediately go into default and should never have gotten that loan to begin with, and we say "no" to people with 579 FICO scores due to an unforeseen (and unforeseeable) medical issue but with otherwise perfect credit.For example it often appears that civil judgements in default do not impact FICO score the way one might think they "should."

Remember what makes a deal good is the numbers and conditions making sense, doesn't matter where it comes from- Probate, Divorce, Liens, Judgements, Disrepair, downmarket, upmarket.... whatever the case, as long as the numbers and the conditions are good- you should be ok

Whether you file an eviction is personal judgement.  

Unless you know where they work and are sure you can get a garnishment on a judgement I would just walk away.

If they can exhibit the fact that they have good judgement and solid history as a management company, then you should not question their ability.

The Deal : ARV round numbers $119,000.00 Seller will accept $45,000.00 as is Not verified yet but the newbie says her husband thinks about $15,000.00 for repairs .The Kicker : They have $5,000.00 for the deal OK But the seller says if we can get earnest money up front for total $15,000,00 they will drop the price another $5,000.00 My curiousity : I got the sellers name and address went to the Courthouse and low and behold while there is No mortgage on the house there is a $8,000.00 Federal tax Lien and a $6,000.00 + judgement active  Somewhat funny that they the sellers were looking for 15 K in Earnest money up front .My Concern .: While the numbers seem to work , I don't know the seller , I don't know the Newbie investors .

If they aren't YOUR boots, you need someone whose judgement you trust to be there for you.What area are you looking in?

So from my perspective it sounds like a whole lot of extra headache is produced if the property owner doesn't pay the lien.What does a lienholder do once they have a quitclaim or other deed ("judgement deed") to ensure a clear title?

BK can easily work in your favor though and if all other debts are removed it makes more available to pay you with.Rental property or primary residence doesn't matter unless you take the property and have ejectment law that comes into play.If it goes unsecured you can file a judgement which can be pricey but depending on the size of the note, it may be worth it.