Then'd I'd contact the PM to review the legal notice given by the tenant and when to insure that they did give proper notice.

If the utilities are were in your friend's name, what would be the legal ramifications of turning off the utilities other than the possibility of squatters trashing the dwelling?

You should be careful going into a rental without legal notice to the tenant--even with abandonment-real or suspected-you have to post notice (in our state )--and its not really an emergency-fire, flood, etc. so you could go in w/o notice( usually)--send a certified letter-include the lease renewal- and see if you get a response.

I know FAR more average legal residents that have walked away from their houses than those that are illegal.

And I just want to know that legally I can keep the house as long as I re-instate the loan and keep it current.

Get pertainent info from your local assessor ie. legal description (using either the subject props address or owners name).

(And by press I mean legal leverage or some way that makes people listen to you, not just courtesy asking, because that hasn't seemed to work so far).Does anyone have any advise or has dealt with something like this before?

It's a legal 2 family that needs a little updating.

a. offering for sale,b. buying, or offering to buy,c. soliciting prospective purchases,d. managing, or offering to manage,e. leasing, or offering to lease,f. renting, or offering to rent,You may want to consult with real estate attorney for the correct verbiage to keep you legal :)Read more @ https://static1.squarespace.com/static/583f50c959cc68cd8a1385d3/t/595141f7579fb3a2d59f04b2/1498497527655/New+Penalties+for+Engaging+in+Real+Estate+without+a+License.pdf?

For example, I faxed them a legal sized document which they printed on letter sized paper.