One point of concern is a tree that is in the neighbor's yard.

(i.e. plumbers cleaning out tree roots from your septic lines or having windows replaced due to vandalism)Also, you absolutely have to account for vacancy. 

Same goes for bathrooms.Also in the project estimate was yard work, small tree removal, and vine removal.

I bet you could go into Columbus or Atlanta or Indy and clean up on these poor old tired landlords.Now this is just funny...http://www.biggerpockets.com/forums/56/topics/1561... not for tea totalers.

I only posted using the wire frame ground devices, no trees or telephone poles. 

A sewer specialist will inspect the system for you for about $200 and stick a camera in the pipes (drain tile).Drain tile can get damaged for example by roots (Willow trees are really bad and will go a loog way to reach the pipes), but sometimes its just age.The way you deal with the issue depends much on your strategy.

Open houses are not my cup of tea and there are about 100 things I would rather be doing with my weekends.

This is not a good tree for you to be barking up.Non-family non-occ coborrower + FHA + 3.5% down + 2-4 units = not a thing. 

After the fire a lot of trees were still standing.  

Albuquerque New Mexico....for 250K... you can have a nice 2000 sq ft home in the NE heights, or how about a all brick home 2000 sqft or in rio rancho something new/old on 1/2 acre lot......or 125 acres of trees sunset and coyotes.......