We believe (based on info from other tenants) that sis has been acting as or on behalf of the landlord for years.  

As others have pointed out the PM submitted a proposal and you had the option to accept or decline.

Yes I will definitely be asking my lender these questions - I just wanted to see if there was any input from the investor community before I pursued that thot.So far the construction loan is based on my income and another piece of property.

I'm considering lease with a 5 yr or 10 yr contract with a option to buy.

Based on the other rents you've seen, what is a fair rent rate?"

Quitclaim is only option on this as they bought it from town tax sale.  

I've been practicing real estate for the last 4 years plus I'm also based out in Philly.

I recall seeing a recent post from someone else in a situation like this, he even paid the collection but score is still too low to apply for a mortgage.Certainly speak to an attorney to double check your options.

Your earn it in this business and once you have some years in and your getting your business by referral like she does it does get easier at least on the marketing end she has not advertised in say 20 years all of her business just comes to her based on her quality of work with her clients. 2 years ago she was number one agent out of 600 HUNDRED agents and she does not have a team..

Is it the base fees, or is it the actual use?