I am interested in investing into off-market pre-foreclosure homes I research at my counties clerk of courts.

The court is not normally involved.

Also, since you are working with a lower price point of $30k-$100k properties, if you could come up with 20%-25% down for a conventional loan, that will be a more appealing financing situation to the seller than FHA 3.5% down.

In VA if a tenant is unhappy about repairs, their only legal recourse is to file a tenant assertion with the court, keep rent paid current, either to the landlord or to the court, and report the situation to the Judge.  

Maybe you could sue the HOA, possibly in small claims court, for the cost of your vacancy. 

This stops the issue from escalating and now that I've done what I said I'd do it's a good relationship.The procedure for the City seems to be:A Violation letter with a specific time to resolve (24 hrs, 72 hrs, etc)A second letter which is a $75 Fine, Notice of Liability TMC 1726A third letter which is a $250 FineA court summons forcing you to hire a lawyer, attend court at least twice, resolve the issue and then pay court fees and fines.I presume if you don't attend the summons then they put a warrant out and place the fines and fees against your property meaning it will be seized if not resolved.At the City's discretion they will themselves resolve a situation they deem urgent...you will receive a large bill in the mail for their time and efforts, something like $300 an hour for four hours time plus materials and disposal.I have properties in a self directed IRA, which means the owner on file is the administrating firm...there is a two week delay between a notice being issued (yes a 72 hour notice) and my getting it.

Sweat equity It's silly to argue over appeal, aesthetics, because it is all very subjective in real-estate.

Also, what would happen if I did file for eviction still and she was already out of the property by the court date?

The could go all the way to court house auction and NEVER close on the S.S. so you need to be extremely patient.

The homeowner went to the courts to file for eviction today, but somewhere along the way, he was told that he had to let her back into his home.