OK, you win the "Look what they left behind" competition...

You can come down hard on tenants with a decree, or you can dialogue with them and win them over.

If the interest rate bid for the property reaches 0.00 percent and more than one bidder remains, the tax collecting official shall draw lots to determine the winning bidder for the property."

I do not know the specifics of Pennsylvania law but generally, even if you win the eviction suit (which gives you possession), you would have to take the tenant to small claims court to get the judgement amount anyway.

Win win!

Its a win all the way around.

I'm hoping to keep this investor as strictly a debt investor, not an equity investor, but I'm open to structuring the deal in whatever way makes sense and creates a win-win scenario.The investor I'll be talking to is a 65-year old high net worth individual who is a personal friend.

Cash for keys vary from area to area, rent amount and how willing both parties are with making it a win win for everyone 

Given its prime location and ability to make a 2 BR basement rental unit...this is a win win.

And combine that with your very tough lease language and I think you may have a hard time winning that case.Expecting tenants to notify you they have guests seem to me to be completely over the top.