So my question is, what is your threshold of late rent payments when it comes to lease expirations and subsequent roll over to month-to-months? 

I would be inclined to give some goodwill and let this time slide, but not again, and if it happens again soon, consider looking for another tenant.  

These breaks likely made it easier for him to claim losses of $916 million in the 1990s and avoid paying income taxes in subsequent years.

Subsequent retrofits have achieved as high as a 75% reduction.  

I can slide some deals that I may come across past you if you'd like.

Where a tenant is evicted for owner occupancy after December 18, 1998, that unit is designated as the owner's unit for purposes of subsequent owner-occupancy evictions, unless the owner's disability or other similar hardship prevents occupancy of that unit.Tenants who are 60 years old or who meet the disability guidelines for federal Supplemental Security Income and who have lived in the unit at least 10 years, or tenants who are catastrophically ill and who have lived in the unit for at least 5 years, have a protected status and cannot be evicted for either the owner or the owner's relative to move into a building of 2 units or more.

Questions: does PoL check in on progress and document each stage before disbursing subsequent monies in a multi-phase project?

It's tight and there are only a few feet of counter space with the current layout.https://goo.gl/photos/v7inanTtNUViavyT6I don't seem to have another picture of the rear of the house, but just off frame to the right is a deck and sliding glass door. 

I have seen a prospective tenant in the process of current eviction document how they refused to move after the 30 day notice, and are fighting the subsequent eviction and haven't paid rent in 6 months due to repairs not being done.  

We would add a closet and sliding door system.