@Ryan Hammond BP is a great place to start, but your questions would warrant speaking with a 1031 exchange company so you can get good information.

If your budget is constrained - either by the depth of your pocket or the amount of capital warranted by the business case - you will be better off in the long-run to cut-back on the level of finishes (which can be easily upgraded later) and not cut corners the building envelope and core systems (which are much more costly to upgrade after a unit has been finished).

Can I now file a detainee warrant and start the eviction process through courts - OR- do I need to re-serve another 30 day notice since tenant never signed for the eviction?

Be sure to remind her in a polite way that although she is no longer welcome you thank her for her business and if they proceed with staying longer than what is warranted you’ll  file against her, win a judgment and it will be next to impossible for her to rent from another landlord down the road.

Yes there was no honey in my email but I do not believe my tone was such that warrants immediate severance of all business relations.

How much incremental value would warrant a refinance?

We don't really have enough demand to warrant a skip trace membership, unless there is a reliable site that allows you to pay per inquiry-  Any ideas appreciated!

I am assuming as there was a fire with  more than 3 dedicated trades  warranting a general contractor in the eyes of your insurance company. 

So of course agents and many sellers are going to try to see if they can get in at the high end of the market as well, even if their property doesn't warrant being there.

There may be an argument that this is investment property for you, but that seems like a long-shot and would warrant research.If you are able to substantiate that this property is an investment property for you, there is another issue.