Thank you all, especially Dion DePaoli for the detailed explanation, I guess I need to do some due diligence first to make sure the "owner" is authorized to sell the property and not a bankruptcy trust.

Delaware's state website has a Business First Steps web site that can help you better understand the requirements as well - search for Real Estate Investor on their site.I hope that helps.

i am not sure of the laws in pennsylvania, but here in new york, you have to store their stuff for up to a year. technically, he has not moved out and you really should be charging him rent, however, not responding to your calls and texts, it sounds like you would never get any rent from him anyway. my advice is to check with your local authorities on what to do with his stuff. there may be no laws requiring you to do anything with the stuff and you could put it to the curb and put a free sign on all of it. check with a local real estate attorney first. 

Unlike most investors, I kept track of some, not every one, of these sellers and if I had been very lucky in a deal I shared that excess bonanza with a deserving seller.

If you do have claims in excess of the 3 months COBRA premiums, you can back pay and have the coverage back to the date of separation.No legal advice given and I have no idea if this is still the prevailing policy / law.

Where do you draw the line on excessive/obsessive due diligence?

I live in Hastings on Hudson and recently signed up here to see if it will be a good place for me to learn something new and connect with good people.I do marketing and web development for one architect who was a project manager of the Cosmopolitan Hotel and Casino and Caesars Palace in LV and also built many custom houses. 

The info on the web, and youtube.....which are American, paint a much brighter picture for these methods of transaction. 

How long after they drop it off will the housing authority contact you to schedule an inspection?

@Bryan GambleDon't quote me on this as I'm no web design expert but I believe it has something to do with the IDX feed and embedding a code for the actual search engine.