I told my realtor  to get to the current owners and see if they would allow me to commence work immediately for a cash contribution.  

The good news is that if they break the lease at all, eviction can commence. 

Your only exposure here is the likely fact that you did Not record a Notice of Commencement in the courthouse, which technically delays their 45 day clock  from starting....but most don’t know that. 

Absent of the insurance policy.. if the LLC were unable to pay a claim against it, someone can force or commence a foreclosure on the assets of the LLC.

Friday you are free after 7 and Sunday until 7 as preparations for the Monday will commence.4 weeks a month . 12 months a year.80%+ of your life you spend working.

Joel is right, if a tenant comes at with you with TI requirement in their propose / lease commencment, unless it's a credit tenant or a strong franchisee, I would recommend some free rent after opening  in lieu of actual TI dollars. 

Sec. 3241a.For purposes of this chapter, if foreclosure proceedings have been commenced under this chapter against residential property not exceeding 4 units, there is a conclusive presumption that the premises have been abandoned if all of the following requirements are satisfied before the end of the redemption period:(a) The mortgagee has made a personal inspection of the mortgaged premises and the inspection does not reveal that the mortgagor or persons claiming under the mortgagor are presently occupying or will occupy the premises.

Twenty-four hours is presumed to be a reasonable notice in the absence of evidence to the contrary.(9) Promptly commence an action under Chapter 1923. of the Revised Code, after complying with division (C) of section 5321.17 of the Revised Code, to remove a tenant from particular residential premises, if the tenant fails to vacate the premises within three days after the giving of the notice required by that division and if the landlord has actual knowledge of or has reasonable cause to believe that the tenant, any person in the tenant's household, or any person on the premises with the consent of the tenant previously has or presently is engaged in a violation as described in division (A)(6)(a)(i) of section 1923.02 of the Revised Code, whether or not the tenant or other person has been charged with, has pleaded guilty to or been convicted of, or has been determined to be a delinquent child for an act that, if committed by an adult, would be a violation as described in that division.

All payments made by Tenant to Landlordafter the tenancy commences, no matter how designated by Tenant, will beapplied as follows: first, to any outstanding amounts due for damages/repairs,utilities etc.; second, to any outstanding service charges and fees from priormonths; third, to any rent outstanding from prior months; fourth, to anyservice charges or fees due in the current month; and lastly to the currentmonth’s rent."  

And only on their approval, after submitting the proper permits and applications and showing them what the work will specifically entail, and once approved may I then commence with the work.