i assume you cannot enter these properties to access the damages/repairs, and even if you could, you may may have to pull the trigger immediately if deal is good...Do you just consider recent comps for main criteria?

How to get damages and repair costs?

I think the upper part of the shaft is smooth and the lower half probably has threads.Might have to get something like this.http://www.amazon.com/Alden-8530P-Grabit-Damaged-Remover/dp/B000ETLK7O

They'll hit you with criminal trespassing and we haven't even began talking about monetary damages or your attorney fees.That being said, I still might under the right circumstances, but not the amateurish way that you're approaching this.

My neighbor had USAA and was finally able to get them to pay for a new roof three years after hail damage and two years after all of the surrounding houses had their roofs replaced.

I can't search for homes listed more than 90 days without pulling up each home and physically looking.

I havent seen any yet that have had real structural deficiencies addressed, like the one Im working on now, everything is just patched to last 2 or 3 years.There is termite damage on the sill plate down one side that was pretty obvious, but no one bothered to fix it.

With some violations the lender can lose the entire amount owing plus damages and get hit with fines.

Is your issue that the realtor is suggesting a lower price than you want, or do you need to care of the tree and any damage first?

I'm just sending a letter to the ex-tenant (the first letter since the judgement a few weeks ago) to lay out the total amount owed, how to contact me and that I'm willing to work with him, along with copies of all the invoices for damage etc.