This brings to mind one of my favorite quotes from one of my favorite authors:“There has grown up in the minds of certain groups in this country the notion that because a man or corporation has made a profit out of the public for a number of years, the government and the courts are charged with the duty of guaranteeing such profit in the future, even in the face of changing circumstances and contrary public interest.

If you do not get an appropriate response get a court date for eviction. 

Also to kill the curiosity, check out the court calender from the court house your patronizing and at the next scheduled probate/trust hearing, you should sit in and listen to what goes on in the proceedings.

What if they drag you into court?

BTW, the EPLS is an administrative action, not a judicial action, (not saying you won't end up in court either), while you will be notified of a hearing I have never heard of any average Joe winning, a few big fish, but we don't have those here regardless of the boasting, if HUD nails you, save yourself some time and money and start filling out job applications.

They're good for evictions if you don't want to show up to court yourself but I'm not sure if that justifies paying 8-10%.I have a couple properties in Norfolk and 2-4% rule is possible there. 

I would first look at where you want to buy what is the worst case eviction that would happen and how long does it take the courts to get them out??

You can run a Craigslist ad "seeking someone  to research neighborhood properties, county records, and court records. 

There's always a risk as in better areas here we have professional tenant/squatters who know how to work the courts.  

The court date was scheduled for last month, but then it took another month for the court to execute the order with the sheriff's dept.