Also, banks don’t get notified when people Quit Claim their property through a sub2, or otherwise.

But I assume this would be small claims court stuff.

Each group claims that they paid the last month rent and security deposit.

If a tenant attempts to use the COVID moratorium, I believe they would need to claim that there was a hardship due to COVID - which I doubt applies in this instance.

Can he file a quit claim deed to add me to his title and then I apply for a HELOC on the PA property so we can make improvements and buy an investment property?

He claims he is from PA and doesn't have anyone out in Columbus where the property is located.

Although unrelated, if you do purchase, make sure you have Loss of use covered on your insurance policy , so if you ever have an insurance claim for something that requires the tenants to leave, you'll be covered from loss of rents and can cover the hotel expense. 

He claims that the plumber spent many hours on the job, but I know it's a lie because I have many other properties where the same issue was fixed for less than 1/2 of the price, and did not require much time.

If the house was insured , make a claim

Last year was very difficult now I have a fairly large medical bill I need to pay off.