I've helped multiple investors over the years in this exact situation and while it is definitely more difficult to sell a property with tenants in place, it does happen all the time!

@Denny KnappAs an investor, you get a good idea of rehab price points by getting quotes from multiple contractors and doing rehabs. 

It’s always good to shop around or even negotiate a flat fee if you plan on doing multiple deals. 

Based on what you share you have experience in multiple facets so there's lots of directions to go!

It can be easier than cold outreach, especially if you offer them guaranteed rent and hassle-free management.Also, marketing can really help you stand out—whether it’s through listing on multiple platforms, building a solid website, or using social media for direct bookings.

I've asked lender multiple times if there is any way to avoid it and they answer is a consistent NO.

It hit the market, and in just 2 days, we had multiple offers and sold above asking price.

If you find someone (or multiple agents) who are taking advantage of similar marketing strategies, you can get more inquiries this way.Lastly, I'd recommend an email campaign to all buyer, listing, and rental agents who are active the same area as the rental listing.All the best!

If you sue, and have to "prove" that the neighbor was negligent, then that would likely need to consist of multiple “written” communications from you, the city, or an arborist to your neighbor stating that you/they feel the tree in question is diseased, appears to be dead/dying, is overgrown and posing a potential threat to your property, etc.

Buy good quality things once rather than poor quality and pay multiple times to replace it.