We go to court next week, so was curious what others experience has been (if any). 

Typically the fee gets paid from owner proceeds but if the rent isn't paid, then the fee won't get withheld.

As a lender, this means that you have to postpone any foreclosure sales and you have to get relief from the bankruptcy court before you can resume a foreclosure sale.

And you might actually have 3 options: hold as is and rent, sell (and hopefully reinvest the proceeds) or refi.  

How can I proceed to get this on their credit record?

Makes working towards it easier and at least I can quantify it say when I get to this point I know I'll be in a good position to proceed!

I would be very vigilant about reporting any activities to the police so that it is logged with photographic evidence so that you have plenty of evidence when you enter the court for eviction. 

And the market will force them to do just that (remember, places WANTED to cut their profit margin in 2020 to court more business, but they COULDN'T, now they can), in fact it's already started, hence that class action law suit against Rocket Mortgage... when they went public in August 2020, they told their investors that the 2020 profit margin was normal and projected to continue.

California tends to have more laws on the books and requirements and restrictions that it can be a good idea to form a CA LLC for out of state property so that you as a CA resident are covered, and to try to have your contracts fall under the purview of CA courts.

Proceed with the deal or turn it down?