My thoughts right now are to follow through with 3 day notice, and eviction process now anyways, and if they leave as promised, then drop the case.  

That is where all the foreclosure legal notices will be published. 

While the redemption period in DC is up until the foreclosure is issued, after 4 months, the tax lien holder can begin the foreclosure proceedings by taking the necessary steps such as having the post tax sale notice posted and waiting 45 days.

But once notice was given to our mortgage company they shut down my ability to pay in order to not mess any numbers up during the bankruptcy process.

At least that way the interest payments (she just bought the home two years ago) would go down through decreased amortization...

If so, give the tenant the notice required in the lease and enter the property to show it.

Also, just noticed that the metal handrail fell off and tenant didn't mention! 

That way you can at least attempt to serve them notice.

Do not contact them except with the pay or quit notice on the 2nd of the monthI have found the best way to get a group of tenants in line is to make a example of one and the rest will  fall in line. 

Same goes in New York with their New York State's pre-foreclosure notice requirement.