However, if you have more detailed photos of the subject property, it is highly recommended that you provide those to the Hard Money Lender.

You could be the worst agent in the world, but it would get some showings at the right price, as long as it's in the MLS and has decent photos.

It's almost as if the loan company is buying themselves time so she goes deeper into a hole of debt to the point her and her husband won't be able to catch up in payments.

Huge loss, That tree could easily be worth over 10 KCall  local college in your town they are usually the best and can give recommendations for good arborist in your area or hit googleCall property appraiser. besides the tree appraiser. it's a real loss to the value of the property not just the cost of the tree..Get any photo's you can of the tree, summer and winter.Take a measurement of what's left of trunk of tree and get any photo's of it you can before it's all gone. the measurement is taken 4 feet above the base of the tree,, save that section of tree if you can.

If the written response from the prior landlord is not to your standards, photo copy it, send the tenant a copy, and don't get involved more than that. 

It's Canadian and I've been listening to these guys trying to catch up to 43 episodes.

Maybe buy sub2 and catch up the arrears as they vacate?

I, as a vendor, wouldn't accept such terms, but then I know that there are some vendors out there who might not catch that if they didn't take the offer to the lawyer.  

We will offer to take the property off there hands by catching up on their late payments, offering them a percentage based off of the amount of equity minus repairs in the home, and allowing a 30 to 60 day period to move.

I also just recently paid for the PRO membership here and have started catching up on old webinar episodes.Looking forward to posting more progress as it happens and also to networking with all the helpful  and knowledgable members here on the site.I will be looking to build our team shortly - looking for agent(s), CPA, contractors and all the other integral pieces of the puzzle.