With regard to the contractor, you want to give proper notice for when the contractor will come to do work and that depends on your state's laws and also your lease.If you give proper notice and the tenant refuses entry, then I would talk to the tenant and explain to them that they are violating the lease and could be evicted if this continues.

You’d still be using your funds, but by delaying ownership transfer, the expense would fall under your ownership period, making you eligible for depreciation.Discuss these options with your tax advisor to ensure everything is structured properly for IRS purposes.

Take ownership of your mistake and learn to do the proper due diligence recommended above😊

How will they react when you send an eviction notice?

The exposed walls certainly need to be properly insulated and sealed.

If you anticipate a possible fight, it's best to do things properly from the start.Certified mail in itself is not a panacea, in fact IIRC most of the relevant statutes say first class (i.e., "regular") mail - but it has to be sent under certain timelines.

What is a good typical mailing number..i was thinking 100-200 letters would be a good response since these are a more focused target of people and proper research has been done.What has been your success rate from your mailings in response calls/completed deals?

They're the intermediaries for a reason... they don't record the deed until the funds and all of the documents are properly filled out. 

It takes market knowledge, construction knowledge, proper analysis, financial relationships, rent projections, property management knowledge, and a whole list of other things that are only gained through experience. 

The likely scenario is that your PM is not very good or lazy and held it because they don't know how to market properly.