That would then potentially cause her to commence with probate as the banks may not let her cash the checks.

(B) In the event that Landlord commences legal action against Tenant to enforce any part of this Lease or applicable laws, Landlord shall be entitled to recover all costs and reasonable attorneys' fees incurred by Landlord in connection therewith.    

(PS, that was the commencement slogan for my graduation lol)

Phase 1 is supposed to exit before phase 2 commences.

Wrote a big check to General Contractor to buy materials for the Framing crew in preparation for the commencement of work on Property Z on Monday. 

If an amount is filled in with the proceeds then it is reconciled by your accountant on the form 8824 that is filed by your accountant for the tax year of the exchange.What is a golden opportunity for you now that your QI hasn't told you is that you would prefer $0 because that could allow your accountant to report this as an installment sale in 2020 if you can't complete your exchange.Your exchanges are commencing in 2020. 

In short, tenant agrees to a 12mnth lease and makes payment in full at commencement for the entire 12 months.

The CFPB recently put in the following rules for foreclosures to commence which will extend the process.CFPB Issues Rules to Facilitate Smooth Transition as Federal Foreclosure Protections Expire | Consumer Financial Protection Bureau (consumerfinance.gov)Most of these 2.2 million homes in forbearance at this time have equity and many will end up hitting the market rather than making it to active foreclosure or short sale.

ORPrior to the end of the Agreement to Remedy Period, the Buyer can, in writing, waive such request toremedy and proceed with the contract.The commencement of the Agreement to Remedy Period does not obligate the Seller to reach anagreement with the Buyer.The delivery by the Buyer of a written request to remedy any unsatisfactory conditions does not precludethe Buyer from later delivering a notice of termination as contemplated by paragraph 6.4(b) below duringthe Agreement to Remedy Period, unless the Buyer and Seller have reached a signed agreementregarding the Buyer’s written request to remedy.OR6.4(b) Notice of Termination: Within the Specified Inspection Period or as provided in paragraph 6.4(a),the Buyer may terminate this contract by delivering written notice of termination to the Seller or Seller’sBroker, along with a written copy of the inspections, tests, and/or reports, specifying the unsatisfactoryconditions.

You may want to try the route of reporting these people to the agencies that regulate them first, or sending a strongly worded letter by certified mail with return receipt requested giving a deadline to respond to you before commencing legal action.