A couple small pieces of advice when selecting contractors I would offer which is used in the commercial world is to always make sure you have (3) bids per job and level their scopes of work to make sure they are ‘apples to apples’.

who cares. 

Brian Garrett I’m not sure the banks care about getting market value per se, as they can’t keep the overage.

The software is what enables me to negotiate with contractors to make sure an insured is taken care of.Feel free to PM me and id be happy to help you out if youd like.Anssi Viljanen

Be careful when you starting thinking, "It could be rezoned commercial."  

Why do u care where the money comes from?

Be careful of agents just showing properties off of the MLS to earn commission or companies that just want to sell you a property and then push you off on some other management company.

City does not care what the title says so long they have received your tax payment.

Since there is no official record of the supposed letter, if it goes to court you would just say you never got any notice about the tree and did everything a reasonable person would do to take care of the tree.

Kyle - if you want to determine if  conventional financing is  possible for you at this time ...I would recommend connecting with a loan person to get a formal  pre approval  in place  for any scenario you  care to work with  ...this  process is free and  help analyze credit / asset/ income / employment  and   if  you aren't able to  get pre approved at this time - you can  then be aware of any  facet you  will need to  work on ….thanks