You'd likely end up in mediation with them finally allowing you to remove the trees after spending a decent chunk of money on legal fees.

I went to the court date, my tenant showed up and we agreed to a mediated settlement where she officially gave up possession (she had already left except for some junk), and paid me back in 3 installments.

and file a case in the mediation or small courts. 

Most of what people fight over can be resolved through binding arbitration or mediation anyway.

Make your offer as simple as possible for the bank mediators and you may beat out higher priced offers.

Bank mediators want to sign the offer and know it's a good sale - so they can move on the next 100 properties.

They are successful because they have invested in their own knowledge and skills and are able to mediate that risk.Mark Andrew Small

After the first buyer fell through we did a second round of repairs and this was repaired with new plywood and painted.The real kicker is that other termite damage in the master bedroom did come up on their inspection report because they told us so in writing and asked us to pay for a termite treatment which we refused.Now they want to go to mediation and I don't want to waste the $500 mediation cost plus lawyer fees on what seems like a frivolous issue.What do you guys think?

In my opinion, you are a negotiator not a mediator.

In your conversations with agents, be sure you emphasize the fact that they will actually make more commissions by not wasting their time mediating with the lenders and spending their time finding buyers for all the properties they bring you.I always ask a new agent, "Do you want to look busy or make money?"