@Michael SontheimerI would get the property, and jack the rents up as much as makes sense on the next lease renewal, put them at you would wit the repairs made, if they stay, great, if they leas, great. 

@Byron W. it is affecting everyone.

Earlier this week my mom witnessed the tenant proceeding the further "trim" the tree claiming she is removing dead branches.

Tighten up your analysis and then comeback to the forums with specific questions about what you're having trouble wit.

Even with a written out plan, I have seen, witnessed and experienced failure at it's worst.

If the matter was litigated, you would have a defense to a charge of trespass if you establish from the preponderance of evidence (witnesses, documents, and established facts) that you present in court that the owner intended to abandon or give up all rights to his/her property.   

You might want to have a credible witness such as adjoining neighbor collaborate your account so it doesn't appear that you're covering up a lease violation. 

I have seen scenarios where they only will accept a conventional loan and then will allow it to be changed to renovation financing once it's confirmed by the inspector it needs to be a renovation loan (I know, it makes no sense but then again no one has ever accused the federal government of using common sense eithe lol). 

I don't want anyone accusing me of anything and I also feel like it is respectful to them as it is their home.

Somebody wanting to sue for you backing out of a bad deal or accusing you of selling them a property with defects like unknown termite damage).