However, I know of some great wholesale nationwide providers/private companies.

This motel has 16 private rooms, 4 shared bathrooms,  1 kitchen and living room.

Every so often I will look at my listing in private or incognito mode to make sure it's showing up to the general public.Closer to their stay, I text guests (who want it) a guest book that I put together with local restaurants, things to do, parking, etc. 

There also may be city/state requirements about removing the tree if you own it, so I would investigate that option as well.

And who cares if they did, the tenant moves out and you just rent to private pay tenants.

Federal Bureau of Investigation (FBI):- https://www.fbi.gov/investigate/white-collar-crime6.

The seller doesn’t need to know that the underwriters may give you more of a hassle than other buyers.Or do you have lines of credit or a private lender so you can make a “cash” offer then try to get the financing through before close or at worst just do a cash out refi after close?

Here's what I can share about it....To become a private money lender... 

The agreement stipulates:"The owners agree, that no water shall be used for commercial purpose, but only for their private domestic use including vegetable gardens and livestock maintenance."

Some portfolio or private lenders may waive this rule, so it’s worth exploring.While waiting for the 6 months, finalize renovations, stabilize the property with tenants, and ensure all paperwork (leases, receipts) is organized.