. $30K will not go very far at all multifamily, so your only choice will be a single-family home.On the other hand, if the risk is not acceptable, then in exchange for paying a management fee, you can hire a much more experienced professional to handle the investment for you via syndication/crowdfunding.

In some cases, cities will allow reduced payment(s), rather than having land sit vacant that no one will ever pay on.

Although a non recourse loan may be an option, keep in mind the LTV and ARV will be reduced quite a bit.

Can anyone recommend a title company in the Philadelphia area that handles assignment contracts?

How long have the tenants occupied, what they pay for rent, do they have any deposits, are pets allowed (or have they ever been allowed), who handles lawn care, what does the owner pay for utilities, have there been any lease violations or noise complaints, do the tenants pay on time...Those are some examples.

If the suit has been reduced to damages and those damages are not paid, there is a potential that the claimant might attempt to attach a lien on the dog owner's property to compensate for the non-payment.

Here's why:The new manager has a generic email address and I don't actually know who I am talking to.It seems like the new company structure hes left my new manager with way more work load than she can handle, which isn't to say anything bad about her but it makes me question if I should keep my business with them.Communication is slower, usually within 48 hours but sometimes the conversation just dies and I have to remind her that I still had an unanswered question.There are things that should be communicated to me before they happen but I don't hear a word until afterward. ie lease renewals (kind of a big deal).They charge 11% for a single property and discount that by one percent for each additional house and the discounted rate is applied to all properties.

Financially this is not a good investment approach as it seriously reduces your ROI.

How do you handle this situation? 

If it happens to be bad timing, you may not be able to sell it in which case you have to hold onto it and try to rent it out to produce income.Note buying is only passive if you do it through a syndication or crowdfunding site that will handle all of that for you.