The law does not clearly define abandoned but some of the criteria I use is:-Are most of the valuable items removed-Utilities have been disconnected-Neighbors have not witness the occupants in more than 72 hours-A change of address notice in the mail box or tons of mailI would not attempt to enter without notice but it is not illegal to do so at reasonable times. 

If some one did enter while they were not home I would try and have 2 people present so there was a witness as to what work was done.Usually if you treat your tenants with respect they will act like wise towards you.

Because most of the new ones are being built a little further out, the success that I witness and am a part of are primarily resales that the new owner upgrades adding a number of amenities that today's vacationers want and that make the vacation home stand out against the competition. 

And God forbid the investor appreciates that "time is money" enough to get some guys to moonlight on weekends so that work is getting done 7 days a week.I am only witnessing this from a far... my only guess is that if the investor bought the house with cash, he can carry it for awhile before it's too costly.

In watching the foreclosure proceedings here (which are educational/entertaining/addicting) the biggest reason for a foreclosure getting kicked, and having to start over, is if they actually have a trial, and the "witness" for the plaintiff, which should be a rep of the servicer, doesn't have all the proper paper work, and more importantly can not speak to the "accuracy" of the payment history print out and explain their "industry standard business practices, controls and procedures".

Hehe, Good one...I found this one and thought it was hilarious...Disorder in the Court...The following is a true exchange from Attorney/Witness questioning...

I'm hoping to have them take the first floor too but all of their other units are with one other landlord and he's not parting wit them.

I need to add that he is selling FSBO.Since I'm a wholesaler, I can see this situation playing out to my advantage to where I have a super motivated seller driven to his wits end by a crazy tenant. 

If you have some negotiation skills and simi-cooperative tenants/residents, you can often accomplish it quicker and cheaper by using your wits.

I agree wit the others - "punitive damages" are not going to work here.