I would then take the refi funds and then pay off the hard money loan and recoup the personal investment.How difficult is the refinance process?

First, I would check the actual reserves of the association, usually pretty easy to find out in the buying process (required resale cert etc).

Hard money lenders are plentiful, mist have competing rates and most all of them have similar processes and requirements of the borrower.As for private money, there are no "programs".

For example, why would any tenant go thru the entire process only to walk when your agent demanded cashiers check.  

I have bought a house in the city of Philadelphia July 2016, the recording happened on that time and it has been a year so far , I was selling the property but the buyer insisted on using certain title company which made all things complicated and asked about the notices were sent by the sheriff's office to the old owner, which I never had or received or even sent to me that the Sherrif's send a notice to the old owner.Philadelphia county law said if it is a vacant property the redemption period is nothing ( this property was vacant for 10 years) if the property was occupied it is 9 months from the sale ( usually becomes a year with the recording time ), which already also elapsed, the title company who was closing the deal refused closing and asked me to do A quiet title action or lawsuit , so the old owner or his hires won't have any rights or legally won't have any rights in the property, then I was about to file that but the City officials who are responsible for the court process advised me that this case will be complicated because I will have to find that old owner who does not have any rights legally now already and service him the court case or his hires if he is dead.I am seeking your advice on the matter, and if you know any title company that is aware of the right laws and will to close for me this deal with any buyer please help me Ehab T.

Does your description have information about pet policies, application process, price, lease term, etc. 

Once you've closed a deal and it's time to start rehab, what exactly is your process? 

Learn all you can on BP about wholesaling and start that process right away.

How quickly do you need transactions to be processed?

I've scouted out a few properties just to watch the process.