I also just got a $100 gas bill which she was supposed to change into her name when she moved in.She refuses to pay the late fees because 'it was never her fault'.

I need a 203K loan to rehab or I suppose I could do a hard money loan but have no idea how to do that (so if your advice is all cash, then how would I structure a hard money offer?)

You can schedule court for the day after they are supposed to be out, then if they don't perform you are at the most two weeks from getting possession.I know of no reason that you can't represent your LLC for an eviction but I don't know that for sure.

Sorry to say but technically you are not even entitled to the funds and they are supposed to go into FL unclaimed property under the previous legal title owners name.

I suppose the mortgagee could be any private individual, family member, etc.The net effect would be a cash out conventional refi on investment properties #5-10....

He is supposedly going to let me know today.  

This owner was actually supposed to purchase this property last December and then put my father off to this June saying that he can't purchase it until then and now he can't get a hold of him. 

It was supposed to say "Are there any other investor sites?"

Suppose an underwater SFH was left to an heir.

I suppose an LLC may not be worth the effort at this point.