In my defense, it’s difficult to estimate the value and rehab costs of a property you can’t see because you’re on the other side of the planet.

Meanwhile, you don't have to pay for the legal defense. 

As a defense, the servicer also contended that language in the loan modification agreement releasing the debtor from all personal liability extended to the subordinate note and subordinate mortgage as well.

If your lender wants one or your client wants to be able to qualify for a liability defense, the report needs to be no more than a year old (with some of the investigation tasks must not be more than six months old). 

Get an estimate for cost segregation and we can work with your tax professional to give you the right numbers to use that will be easily defensible if ever under audit.  

I never want to see anyone saying I act in a manner that is not defensible especially in a court of law should it ever come to that, as we operate in this litigious society of ours.

In his defense it stopped the leak : )   Oh the lessons we learn along the way. 

@Doug Pape, It's not going to get much more defensible than an independent appraisal. 

I also sprayed around perimeter of house with Ortho Home Defense Insect Killer (I had large container left over that I previously used at my own house).

Its another layering of defense.