Fact of the matter is, any advice you give which has a legally operative effect is legal advice, and legal ethics opinions are quite clear on this matter.I have given you considerable guidance on where you can look to determine whether or not what you are doing constitutes legal advice.

Many landlords do not have the constitution to operate a business on this level and opt to tolerate tenant issues.Problem tenants are either corrected through strict training policies, tolerated or eliminated, it is the landlords choice.

It's called the Constitution.

If Tenant cancels automatic recurring payments for any reason without Owner's written acceptance of such cancellation,  such action constitutes a breach of this lease.

Listings do not constitute a guarantee of the facts stated.You should personally inspect the property before signing the lease agreement!

I think what I'd do in your shoes, is tell the tenant that if they sign a document that says that you will make every effort to re-rent asap, and in order to do that you need access to the unit, but that the tenant agrees that this does not constitute taking possession as far as alleviating them of their duty to pay rent, then you'll get started immediately trying to find a new tenant.  

One question you'll want to ask your attorney is if the refund per jurisdictional standards constitutes constructive receipt. 

If it was the middle of winter and temps were below freezing, it would constitute a "Loss of use" and he would have some sort of claim.

I am seriously curious if this constitutes a crime.Thanks

One thing about WA is what constitutes normal wear and tear.