Eventually, the original lender starts foreclosure procedures.

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

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. 

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?

We're requiring leases, but it's been difficult to get the residents to respond and comply.State law has procedures for abandoned mobile homes, but both attorneys I met with said that was not an avenue worth pursuing.

You should immediately start looking for a new PM that understands the law and has policies and procedures in place to protect your property, your income, and your time.

Take the thirty days to research eviction procedure in Pennsylvania.

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. 

Currently have section 8 tenants in place, but are having difficulties understanding some of the housing requirements/procedures?