A solid foundation is key here, and even strong ones can shift overtime with the landscape.

There have been many great points made on this thread and I’ve appreciated the different viewpoints and perspectives.

A shift toward seller-financed vs. institutional?

I encourage you to think about this from that perspective.

I would say approach them first but then after that going to court might not be worth it from a time management perspective. 

If I buy today, but my teams are tied up for 3 months working through other projects, than there is a higher likelihood markets will shift and I won't hit ARV.

I haven't had a chance to drive out there and get the lay of the land, but I'd love to hear your perspective.  

If you have a long-term perspective in real estate, I would dollar-cost average and continue to buy.

If I can give you one solid piece of advice, use your gut and do not be afraid to ask perspective tenant hard questions about there back ground and credit score.  

I started doing my homework on the Mongomery County, PA website and everything I found there is tailored to the tenant's perspective (what to do if you're being evicted and legal help on how to fight it).Can anyone out there help me with the specifics of what I need to do?