No legal action may be taken until the lease expires."

@Brian Knowles...Take Action!  

Start a court action and request an order of entry from a judge.

I am working on my first flip. and I need a licensed electrician to come to my house and inspect electrical and see if there needs to be anything else done to bring it up to code and validate the electrical permit i bought. and get a green tag from the city. so that I can move forward with my drywall and flooring. i have learned so much more by taking action than i learned from shadowing the investors that bought my wholesale deals in the past. does anyone know an electrician or can u advise a way to go about getting one.

It takes 3 to 4 months to do quiet title action so you if are planning to market them make sure you can deliver marketable title.

If you believe strongly enough you will be inexorably drawn into taking the necessary action.  

All the facts I see shows me there is a chance that the owner could be in distress.I am trying to map out a plan of actions as this looks like a diamond in the rough for a beginner like myself but my questions:   Can I wholesale receivership properties? 

The lender suggested two actions: 1.have them re-financed for 30yrs 2. take one of our name off during the re-finance process. 

I've been reading the forum and some people have said that the only real option is an action to quiet the title. 

I have recently invested in a house flip to gain some knowledge in that area and have been able to see the process up close and in action.