---So, ask about their standard operating procedures and make sure your management contract has an easy termination clause.What are your options if you experience one of the above?

Take the thirty days to research eviction procedure in Pennsylvania.

Mayfield knows the procedures in and out and was confident on the ability to collect.  

Follow the lease and be sure to follow the local procedures to a T.

Also, your backhanded compliments are insulting.Please take a moment to understand that while a cottage business may be legal in TX, you can still include language in your lease to NOT allow it.The only way for a landlord to survive and make money in rentals is to run it like a business.To run a successful business, you need procedures and policies. 

I don't mind doing the late work provided it's procedural, but I'd rather pay the lawyer than create a problem for myself.

In addition to RHA, Washington Landlords Association is a good industry group with resources to help you straighten up the leases & procedures in your business.

If they are not willing to do that I would then just move to MLS were this would be standard procedure and maybe just buy a slightly used house and figure on a little stuff to keep it running. 

;) ), different methods of finding as well as placing offers for REO properties, closing/title transfer procedures etc. etc.

No need to do anything ahead of time.Now having said all of that, how you PURCHASE your property has a lot to do with what the right procedure is to get your money back.Did you buy this money with cash or with a loan?