If the tree is on your property and the tree's limbs hang over the property line, it is not your responsibility to cut them as you would be crossing a property line. 

It took a while to get the first property, but I am currently working on an H House (3 bed 1 bath with a basement) in Richland Washington that has a mother in law suite attached to it.

Do this—— Contract for sale for 12 months—- get a 10-15k credit line at Home Depot (pay off in 60 days!)

Those are two separate lines.

So a brief backstory: army spouse, business/accounting background, moving several states (two time zones) away, four young children (6 and under), do not plan to work when we move (not anytime soon anyway).My husband and I only have this 1 property that was built in 2013 but will be looking to invest more down the line.

Maybe a realtor could draw a 1 mile circle around your house, filter by size, number of stories, age, bed/bath/garages/pool, lot size, gates, Hoa?  

Your numbers seem to be in-line with where they need to be.

Hard Money rates are too outrageous, some conventional lenders will lend for the purchase price but not the rehab, and lines of credit are an option but it's hard to get a business loan large enough to cover 100% of the purchase plus rehab if any.So, here's where I stand.

There was a mix up in the beginning, and the previous property manager lined up three tenants, however only one co-signer.

I think it also locked him into using the PM for add on lines of business like using their repair services or something similar.This shows that you value the owner's business, but you want them to show loyalty in exchange for holding them in place.