I would expect it to read that when a tenant requests a repair, they are obligated to provide access.If that is the case, then I would send the tenant a polite, registered letter reminding him he is in breach of his obligations as tenant and informing him that if the behaviour continues you will have no alternative but to terminate the tenancy.Things should have not been allowed to get this stage and this tenant is likely beyond training.  

My husband (whose my partner) calls his two cousins and makes his way down to Philly...2 hours later he’s on FaceTime with me and there’s a family of 3 with a babyboy about 4 years old living in our flip, sleeping on the furniture that’s being used for staging, they moved in yesterday!!!!

You should feel relieved that he is going at this stage and that you have two months rent to cover your time to find a good replacement tenant.I would continue to demand the additional months rent according to the legal contract and threaten to take him to court to collect.

I do agree with your approach (for the stage of investing I'm in) and I very much appreciate your advise especially in the Landlording forum where I've learned quite a bit so please don't take this as a slight towards your knowledge or what you've said on this forum.

Auditors customarily express such doubts about companies at our stage of development.

Based on below article, looks like still in growth stage.

Fully staged and high end finishes.

Is being tenant occupy a factor in the pre-qualified stage? 

2) At what stage should they start the refi process?

In general my investment properties are in an early stage where the total equity (ie. + cash flow) appreciation each year is >10% (ie. better than could be expected from the stock market), so selling seems like a bad idea.