But I am very focused to get things off the ground so if looking at a vacation rental would be my best move that may be the way I go. 

@Judy ParkerMaybe @Jonathan Greene could help or has some advice I believe Bergen County is his stomping grounds.

I will cut the pole above the ground and dig-out around the top of the stump.

Although the bank in FLA is not small regional its GA based regional .Other wise for some of my spec loans I did in Charleston when I was at my credit limit with the local bank I used Lima one for over flow.  18 unit might be bigger than they will do.Can you develop it in phases so your not having to go out on the limb and borrow a big chunk at once ?? 

I'm still on my 3rd month in this education phase and I've learned a lot!

You're likely going to to need a realtor on the ground helping you look several months in advance of you finding the right home (and actually getting your offer accepted).

Before it burned to the ground, this log cabin, circa 1800, was the oldest cabin in Gatlinburg that you could actually stay in.

The project has already started and all phases should be done in 3-4 years.

However, I would also hire someone (project manager, realtor, etc...) to just "pop in" several times throughout the project to see the progress of the work  - almost like a consultant to you so you have "boots on the ground".

2) Doni have any legal grounds here to force them to take the tree down or to at least remove the branches hanging over my property?