Is the lender you talked to counting expected rental income (or actual rental income if it's already going to be leased out when you refi)? 

In the absence of formal or informal lease terms (and considering the lack of rent), the sons are probably not tenants and thus eviction may be an inappropriate solution. 

what is the penalty in PA for not depositing a security deposit into an escrow account or bond...over 1 year since lease started and security deposit paid

i will do my own property managent under my property management llc . also should I make the tenants sign a new lease??

If the lease is terminated, the tenant is entitled only to a pro rata refund of rent from the date the tenant moves out and to a refund of any security deposit otherwise required by law.

Eminent domain is the basis for condemnation proceedings.encroachmentAn improvement that intrudes illegally on another's property.encumbranceAnything that affects or limits the fee simple title to a property, such as mortgages, leases, easements, or restrictions.Equal Credit Opportunity Act (ECOA)A federal law that requires lenders and other creditors to make credit equally available without discrimination based on race, color, religion, national origin, age, sex, marital status, or receipt of income from public assistance programs.equityA homeowner's financial interest in a property.

I was lucky to have one empty unit and one lease renewal around the same time.

I have done that model and seen that model over the years.. one guys in INdy called Holdfolio did thisnot sure how it performed but chose the rights assets and proper management and that works.there was a guy in Ohio also that called him self MR> triple net.. he sold you a home then rented it back from you for a set fee then he leased it out in a master lease situation were he took care of everything.my model I used a debt instrument equity share model that basically worked like what your talking about but had a pref return no matter what was happening with the asset.. that put big onus on operator to perform..

Now that we’re leased I’ll talk to them….smugly….very smugly.

I'd recommend offering a move in bonus and try to sign 16-18 month leases so that you don't run into this issue again.