Sometimes it's best to cut your losses and find ways to either do it better next time or make up those losses as you're moving along in the deal.

I'm planning to approach the owner's widow after I closed, letting her know about the ivy and asking her to hire someone to cut off the ivy, as the trees would fall onto my house, if they lose the fight. 

Not all brokers necessarily care about what your goals are, but don't think that when you are doing your own deals that they won't take their cut of that commission.

I don't think there is any substitute to short cut the process.

If you do anything like changing locks, cutting the utilities, the tenants will sue you and they will win - and they'll win triple damages (see MGL Chapter 93A).As far as Fannie Mae Homestyle loans, I believe that they're for owner occupied only.  

So I would want to understand if I am just wishing for something or should just cut bait and move.Unless you have put up significant money to the seller... you don't really have damages so nothing to sue for. cancel move on. 

We figure it is still worth it, but 12k total is cutting it close.So we are the only ones there/no competition.

I cut my teeth on probate and still exclusively focus on these sellers in my market of Atlanta.

Any vinyl flooring you use will be susceptible to scratches, cuts, and even melting if they set something hot on it.  

Do a CMA on the property, and on the listing agent (direct MLS access required, zillow/redfin/etc will not cut it).