How soon do you like to advertise a space once you know a vacancy will be coming available?

Philadelphia has long been recognized as one of the most difficult cities to engage in business. 

HomeVestors has a powerful and well recognized brand in my market (Dallas) and we have a huge marketing-arm that allows us to get in front of very motivated sellers.

They did not request anything needed, and the home was not advertised as ADA accessible upon their move in.

Try casting a wide net by advertising on Zillow, zumper, apartments.com, or other websites.

My recommendation is do not advertise your terms.

That means they will deny every claim you have as soon as they see it was advertised for rental. 

it is very difficult - much more difficult than advertised, and more difficult now than it was a few years ago because of the increase in interest rates and the heightened competition for distressed deals.the issue is this: you're up against other investors and businesses spending tens and sometimes even hundreds of thousands of dollars a month on marketing. 

At one point (it's been a few years since I delt with this) there was a nationwide advertiser (high ranking on Google search) that had contracted with the low cost provider in Denver and had a non-compete clause.

In a sub-to or Novation, it's typical to get a limited POA with allows for advertising the property on behalf of the seller.