First, I assume the encroachment was identified by a reputable surveyor and not by eyeballing what are believed to be the property lines.Next, in my experience, encroachments like this are not uncommon, particularly if the improvements were constructed some time ago and 6' is not that much as things go. 

@Brian Willie if you work with a reputable PMC, they should be following all the state and local legal requirements.

Also any reputable lenders able to lend on property than investor credit?

Sense Financial who @Brett Synicky represents is a plan provider and very reputable.  

NEVER ever send a lender money in advance other than maybe a small deposit like 100 or 150 bucks to run credit etc.. and then most will have you pay for the appraisal directly.Really was a waste of time and money.I am thinking of always getting a title company/attorney or reputable entity to act as the median between me and the contractor/lender in every future opportunity.Honestly, I was overzealous looking back.

Found many of my listings in its data and the numbers were so far off what my listings actually did, that it kinda lost me as viewing it reputably.

Link up with a CPA first (to make sure the cost seg study will even benefit you) and a reputable cost seg firm to perform the study.

Find a reputable real estate attorney.

Turned out that oil company had a reputation of litigating to the death, never settling.

Hello, my contractor in orange is very reputable.