Wondering if anyone here has managed a commercial refinance while engaged in similar behavior?

Put everyone on a lease that covers whatever behaviors you might be concerned about and then you can legally evict them when they violate the lease. 

I feel that is saying "it's okay to just put your dog out in the yard to entertain itself"...and that is exactly what lots of people with fenced yards do.Then the dog develops bad behaviors such as barking, digging, lunging at people/animals passing the fence, jumping the fence and getting into trouble.

Being ambitious or motivated tends to be emotionally driven behaviors and thus are bound to fade and falter once faced with any adversity or unpleasantness.

You reward the tenant's bad behavior with a cash payment and then let them leave with a clean record so they can sucker the next Landlord. 

However, be aware that tenant behavior is going to be the driving factor in determining utility costs.  

You may discover all the negative reviews are from disgruntled renters that were kicked out for bad behavior, which is exactly what you want!

Every month that they get whacked with a fee might, it MIGHT reform their payment behavior.

Consider adding language that identifies nuisance behaviors that are cause for declaring a breach. 

This doesn't sound like a situation you could salvage with the current tenants, the pattern of behavior is established and it won't change.