I've had key IRS management on my legal mailing list for at least 20 years and maintain a great working relationship with the special procedures unit personnel here in CA

Are there certain laws or procedures I need to follow? 

But I'm a little hesitant to have several different sets of procedures for different owners' preferences, etc. 

You may want to consult with a lawyer since this is your first time so that you do it correctly and do not lose more time by not going through the proper procedures.

I have tenants that take decent care of the house but they clearly can’t afford it. They have been in for about 2 years. Early on they were great and then I don’t know what happened but now literally every month I’m c...

It is our legal obligation to make sure all policies and procedures are followed by our clients and tenants. 

I will hit upon a few things that weren’t touched upon already in the processes in the main body of the book, so here are a few nuggets for you now.The following observations are done after you have already performed the formal screening procedures.

You may be able to sue the borrower, but with what else you wrote, this doesn't seem likely to get you any money.I'd strongly recommend discussing the situation with a lawyer in your area who's familiar with foreclosure procedures (regarding whether or not to try to foreclose, and what might happen if someone else does.)

Some attorneys mess up when they need to name the United States of America as a defendant (requires the attorney to be aware of very specific procedural rules that overrule PA procedural rules).

You'll need to check with all three to see what the rules/procedures are for the area.