Spoke with an attorney and they said we have a legal right to enter.Per the lease, we stated we would first have “friendly negotiations” and then mediation and then arbitration.

During your mediation, find out if there is a work around to the keys, such as perhaps a coded door if this would work better for him.

And agree for how/who will be mediator, up-front, if there is any conflicts.

I know a few agents in my area that I avoid because they try and do things like this  most all RE contracts these days have mandatory mediation.. so no need to lawyer up if you dont want to.. there is a fee for mediation but thats where 99% of EMD squabbles go and get settled.

- Broad language excusing PM from any responsibility (including that of anyone they subcontract out to)- Charging the owner additional "convenience fees" if they "fail" to perform according to an agreement (with broad language about what that means)- Making the owner pay for any mediation / attorney fees for both parties (with no cap specified)Specific fee structure: - Management Fee: 10% scheduled rents (up to 3 units); 8% up to 15; 6% up to 35- New tenants placement (not renewals): 50% first month rent- 10% mark-up on all service fees (no receipts required)- 15% mark-up on total cost for any capital expenditures- Flat turnover fee- Flat evictions fee

. - I finally said that I was going to hire a mediator, per our JV agreement if we came to a deadlock (he kept telling me I'd get paid back every month, then every week over and over again, refused to respond to my texts, calls or emails in a timely manner or at all, and refused to agree to any reasonable compensation for being so late on his loan).

if this is an owner occupied property and the loan was used by the owner to buy the property to live in.. then they are by federal law able to request a 3rd party mediator to meet with them and a representative from the bank and try to work out a re pay planthe issue is many in foreclosure never follow up on this and basically waive their right to this meeting. that would be step number one get into the federally mandated mediation if the owner and the property qualify.

For Mr and Mrs Smith, you need to play mediator. 

I invest using BRRRR and what I've seen lately as the biggest obstacle to that strategy, has been the initial hard money lenders, with the recent market changes this past year are doing lower ARV percentages ...example going from 80% ARV down to 65-70% ARV to mediate their risk, requiring more out of pocket initial money's. 

I am considering hiring a mediator to attempt to encourage him to move more quickly, or possibly firing him and finishing the rest myself or hiring another GC to finish the project.