I have yet to see anyone convert a garage into a standalone inhabitable structure, but that would honestly be a very interesting idea to play around with! 

Purchase price: $375,000 Cash invested: $30,000 Purchased a duplex for owner inhabited STR or corporate rental What made you interested in investing in this type of deal?

You should send your neighboring landlord a certified letter stating the dead tree is a risk to your property and its inhabitants and ask the owner to remove it.

Not only is it a good idea (and legally required) to keep your property in habitable condition, but the law also says that you're not entitled to collect rent for a property unless you do. 

A lawless place inhabited by a dreaded figure of mewling terror or obscure kakon: the diabolically clever professional tenant whose one maniacal goal in life is to get ultracheap or free housing by preying on their innocent, helpless landlord.

After meeting with the commune inhabitants, paying them each $100 for the work they did (they actually got a lot of stuff out of the woods), we walked the site with the contractor.

I came to say the same thing many others are saying.IRC 121 only applies to the part of the house hack that you inhabit as your primary residence for at least 2 of the last 5 years at the date of sale. 

That would work but it hasn't been rehabbed and its inhabitable in its current condition. 

I just informed him that the lease was terminated and the unit was not inhabitable. 

Honestly, I'd like to sell the place but the inhabitants are not the best at keeping the property presentable - and are not responding to my calls.