The 5 k is for paint and some minor cleanup. ( trash removal )

I'm not sure what your laws are in California but in Wisconsin we only need to report this to a potential buyer if there was structural changes to the unit as a result of the crime or its clean up. 

The best seller for me is someone that is willing to have their home shown essentially all the time, can accept the bad news, really wants to clean up their home and sell it, and that offers a BAC of at least 2.25% (in my market). 

I might do a Quiet Title on this one to clean up the title. 

You need to clean up the place so it looks like a place people can envision living in with their children.Front of house: Broken and uneven walkway and sloping entry pad says unsafe for my child.

It is amazing how fast your savings can be depleted just paying basic living expenses. 

If you've got steam, things can get complicated, however you might be able to clean up your living area by removing the radiators and adding forced air.High velocity is a nice option if you have a finished basement or finished attic / 3rd floor.Finally, the mini-splits can be great to supplement heating and add cooling.

(in the house example- the house where the tree falls onto is responsible through their property insurance to pay for the clean up and rebuilding - not the property where the tree came from).

You may be able to qualify at a portfolio lender based on asset depletion calculations, but VERY few lenders are extending money for 'risk on portfolio loans'. 

Insurance handled the cleanup, but not the rebuild.