I HAVE A HARD CHOICE TO MAKE,MOTHER IN LAW 'S HOME IS A REVERSE MORTGAGE HOME,BUT IN FORECLOSURE PROCESS FOR INSURANCE LAPSE AND UNPAID TAXES.

Most times you'll just be throwing more good money after bad - you'll make much more just moving on and investing in your screening rather than pursuing any case against these deadbeats.

I usually offer an early check in or late checkout when the schedule allows it.One guy checked out 45 min late and my housekeeper sat close to the end of the drive way (she's too nice to pull up to the house), but the guy saw her and must have felt bad and gave her a $20 tip.I dis buy a super capacity washer and dryer since the laundry is the bottle neck in getting the house ready.

You want to use postcards first since they are cheaper and some may bounce so you can remove the bad ones off your list and skip-trace those so you do not waste money mailing to bad addresses.

gas range or oven not if I have a choice.

In certain areas, a 100 block means good school vs bad so people "fib"

also i have found that some of the very small towns can be great for buy and hold as there are often not alot of choices for a tenant to pick from so there is plenty of demand when your unit is vacant.  

He needs to sell because can't afford payments, had a lot of bad things happen during the year (in the house), and has found a job out of state to get away/start over and just wants out (whatever the reason, he is motivated). 

Partnering is a very logical choice.  

I can't really speak to the private lending scene as I don't have experience with that, but it's not a bad idea to keep researching that avenue.One thing I would be careful about "riding the increase in home values in Philadelphia".