I you cannot get another u till you refinance the first into a conventional.

Recertifications aren't very common any more.

But assuming your property is in Philadelphia, and the squatter does not have a lease, then your only option is Ejectment proceedings thru Common Pleas Court.

Im billing some utilities (water, trash in some cases) and cozy does send a summary when a tenant initiates a payment - very similar to erent.Im in agreement 100% that its a real PITA to make a third move to another platform, Ill personally cross that bridge soon as we close on the next building.

Talk to neighbors (landlords and tenants) to find out what they pay/charge for rent, utilities, pet fees, etc..Talk with utilities to get last year or 2 of actual expenses.  

We are redoing the floors in the common areas and hallways of a multi-level apartment building.

It's common in short sales for HOA's to pull maneuvers like this unfortunately.

- How can I️ maintain the most favorable position for a property loan in the future but continue to utilize equity ?

The main reason we will be looking to refinance is to utilize an FHA loan again on our next property, and I know you can't have more than one FHA loan at a time.

Maybe it would be wiser for my mother to utilize an FHA loan to purchase the duplex.