Somebody tell me why the estate could not be opened tomorrow, wait for the court to appoint the PR, and then have the duly appointed PR negotiate and close with the best buyer.

Of course they conveniently forget the times they predicted it...and it was "delayed" until next year (which also never came), but they will remember when they finally guessed got it right and declare themselves (and will be referred to by others as such) to be an expert...for correctly predicting an economy crash/downturn.

If you ever think the tenant is going to dispute the charges and possibly end up in court, you may consider hiring a professional just to keep everything on the up-and-up.

I paid 40k in back tax's plus gave the owner 10k before she lost the property in a matter of days.. but she would never sign the closing docs.. so i was forced to sue for performance.. she did not have the money to give me my money back.. took 2 years and about 15k in attorneys fees but we won.. even with the judges order she would never sign the deed.. so  I had to go back in and get the judge to amend the order in a manner that title company would insure me based on his court order.. its the first time I ended up owning anything with NO deed transferring title.  

First you don't see that many notes from there as opposed to midwest and south east states, and second, north eastern states usually scare people because of taxes and liberal courts.- They could have found a buyer and then he backed out, which happens.You would have to be more detailed but these are a handful of basic reasons why some notes sit.

The threat of going to court will probably get your emd back considering the company your going against.

One wild card that I posted yesterday here on BP is, what will happen to the stock market, housing market and global markets at the POSSIBILITY of a U.S President and Supreme Court Judge being impeached?

Eviction cases are handled by the individual county magistrate courts in Georgia.

Check the Clerk of Court in the county and look at public records. 

The tenant shall serve the landlord, in the manner prescribed by s. 83.20(3), with a written notice declaring the premises to be wholly untenantable, giving the landlord at least 20 days to make the specifically described repair or maintenance, and stating that the tenant will withhold the rent for the next rental period and thereafter until the repair or maintenance has been performed.