My brother is a real estate inspector and recently got a list of foreclosed properties from a few local banks to get ready for market.

if i will sell my rental property for 500k and i  have a loan balance of 335k so i have an equity of more or less 130k net but i have already 4 rental properties is there any bank that can finance 4 more properties for the exchange?

I'm doing something very similar in Kansas City and am doing a cash-out refi with a local community bank.

I personally would go commercial at a local bank because they underwrite the asset and it's income, not your ability to make payments.

Many of the remedies you suggest would be illegal in many states Those who break the lease or have the inability to pay will probably not have the money to pay your fines  Check with property managers and attorneys in your state to make sure your are complying with state laws There just was a large forum on towing a tenants car if they fail to pay rent https://www.biggerpockets.com/forums/51/topics/486...

I have no experience in PA but I have had a seller fail to perform and back out in another state. 

We are looking for a local bank that serves Hobart Indiana and does cash out financing so that we can get 80% of the ARV out.

If you fail to pay off the 1st and dont have the cash they could foreclose and your funds are gone.

Few days ago I came across bank owned house with price tag of $300k.

Expect to over-pay or pay retialwork on expired listings - that is go knock on some doors of failed to sell propertiesalways ask the 7 words when negotiating - IS THAT THE BEST YOU CAN DO?