You have to go to court, get an order, have it served and after a set period of time when they are physically removed from the property, you can change the locks.In many places, if the commercial tenant misses even one payment, you can change the lock and take possession of all the fixtures and chattel present (note: Any leased equipment stays the possession of the leasing company).Commercial is much less regulated then residential and is much more of a contract / tort relationship.

Not for any specific reason, just because I have noticed different sites can have different advantages.Anyways, when I pull up a foreclosed property on zillow it will say a brief history of the owner being in default, notice being given, then the bank taking possesion of the property.When the bank takes possession, it will say something like:12/30/15 - The lender, XYZ BANK, assumed this property for $90,100 during foreclosure proceedings and now owns it.#1 - Now does that mean the bank is "out of pocket" $90,100 and/or that is what the previous owner had left on their mortgage?

When we took possession, the apartment had been vacated except for the large amount of trash they left behind, and the fridge full of rotten food, so be prepared for that type of scenario, but in our case having the seller handle it rather than restart the process once we closed was the way to go!

@Justin FryeYou want to be sure that something happens that signifies the transfer of possession from the tenant back to the landlord / PM.

Just read the statute on taking possession during the redemption period due to abandonment, follow the procedures, and you should be able to get the house within three weeks from the date you close.

The upset side asked if they could leave at the end of July which I agreed to, we did the walkthrough last night and everything looked good so I gave them their deposit back in person and had them sign a receipt and a release of possession form indicating they would not re-enter the property. 

Wondering why you'd want this building - seems to me it is going to take too long to walk away with cash  - there must be a better use of the building and land - I guess you know what it is - So I would think that the seller has had this property for a long time, it didn't sell when it was listed or when he at it for sale - I am not a psychic - but I would guess he has back taxes and other liens or violations.You may want to give him a really low counter offer - to see how serious he is - I personally would want to contract the property with an offer subject to assignment with right of possession.

@John Underwood Oh yes, I have that in my possession and why I am seeking legal advice.  2/3 will be tough but there is quite a bit of risk as I see it.

"Hostile" means that you are making a claim to the courts that the possession is an actual invasion of, or infringement upon, the true owner’s property rights.It's not always about taking over the entire property.

Ever since then, I started reading, looked for new content, and researched like something has possessed me.In a way, Real Estates sparked a light of ambition in my heart and ignited my passion tofocus and learn about something I can enjoy doing.With the momentum I gained from wanting to study real estate, I absolutely dominated all my classes in school this semester.I feel like going to school and completing my undergraduate in actuarial science to become anactuary is the safest route to take, but there is a voice in the back of my mind telling me to start working as an agent.I have completed all of my real estate classes for the license test, and will be taking my test shortly.Although it may seem like a safer option, going to school means I will not be able to invest or create any income for myself for 2-3 years.As well as accumulating what we know of as "bad debt" such as student loans.There are many pros and cons factored into both sides of the argument, and I just wanted some advice from Realtors, and anyone on the BP forum.Thank you for your precious time!