We use Nexa (formally Keener)

Honestly, when I had to handle this personally (also with inherited tenants), I didn’t have anything too formal.

We provided him a 30-day notice to vacate (just in case we needed to lean on the formal eviction process) and also offered him a cash-for-keys agreement.

Use the home as a stable and secure place to get away form all the BS we put up with out there. 21st Street is a good and stable area of west Allentown.

I told them to send me a formal letter which was postmarked May 24.

Specific to the state the property is located in, either the foreclosure lawsuit will go to court, in which the guarantor will be a defendant and possibly be called as a witness to testify, or this step is skipped in a non judicial foreclosure state 6.

@Brandon Taylor nothing wrong with process and standards, in most states formal written qualifications standards are required anyway.

They may be reluctant to move but the odds are more likely than not that they will move without you going thru a formal eviction process.

Taking over payments on a house or more formally known as buying a house "subject-to" existing mortgage is an excellent way to help out a home owner when other buying methods fail.  

Ohio is a Lien Theory State, so the foreclosure process is judicial...you'll need to have a creditor rights attorney file a lis pendens to start the foreclosure process.