Litigation is costly and lengthy.  

I would be afraid that this could result in nasty litigation down the road...however it sounds like you've already made up your mind so whatever you choose good luck!

Instead I'd rather just refinance the thing as soon as possible to really transfer the risk of litigation off mine and my wife's name.

Yolanda you might have been better off to get a litigation attorney to take this pro-bono (free until they win).The thing about bankruptcy and creditors is you can file an amendment to add more creditors to the list.It depends on where the BK is at in the process (filing,meeting of creditors,conformation hearing -approving the proposed plan,etc.) and type of BK being filed.How much is the security deposit??

I don't know too many attorneys that specialize in commercial evictions, but most commercial litigators will be able to handle such a case.One observational point: I would say that most attorneys do not enjoy handling residential eviction matters whether it is at the magistrate level or the Court of Common Pleas level.

My neighbor is a civil engineer .

I filed a Special Civils Part against her in the NJ court and the default judgement date is November 19th.

Could you please recommend an excellent litigation attorney in Pennsylvania state?

If you are concerned about these folks being manipulators I would always have a witness along with you for any visits to the property.When you go and assess the issues, have a handyman review, I would be civil and upfront with them.

If you never served the Summary Process and they have already moved out owing you back rents, then this turns into a Civil Case, you are taking them to small claims court.