Just went through the process of evicting a tenant from one of my company's properties. It was a nightmare!
Best advice I can give regarding evictions? Avoid them in the first place.
If you own and rent property, make sure you vet your tenant first. There's a free database available through the city of Philadelphia that can tell you if a person has been a defendant in municipal court in a landlord/tenant dispute. Here's the link:
http://fjdclaims.phila.gov/phmuni/login.do;jsessionid=75EB55F17B8CA84809BED396074C9AA6?desiredURL=%2Fphmuni%2Fcms%2Fsearch.do
Do a credit check. Talk to past landlords and employers. Listen to your gut!
If you're already stuck with a tenant who won't pay rent and you need to evict the person, here's a brief article on the steps involved. Contact HAPCO (Homeowner Association of Philadelphia) at 215-684-1684 for referrals. Hire a lawyer with actual experience in evictions...vet them too!
http://www.clsphila.org/Content.aspx?id=637
A long, draw-out eviction process costs you money in lost rental income in addition to the out-of-pocket costs of the eviction itself. As a landlord, you must be prepared to take steps to protect your investment. Protecting against and being ready for an eviction is one of them!
