I had a tenant that was imagining noises from the upstairs tenants and would not put up with normal noise such as walking, doors closing etc at reasonable hours. 

If this is an office building adjacent to a large hospital campus, even better, as it is very uncommon for hospitals to close down, so you will likely have strong long-term demand.Given the occupancy, you don't have any real upside beyond rent growth over time.  

I would recommend always use an attorney to draft your documents and use a title company to close.

If you go to do the move out inspection on 7/1 and they are still occupying the home, then start the eviction process and include whatever holdover charges the lease allows for in your petition.I know everyone is in favor of you starting the eviction process now, but given their move out date is so close, I would wait.

My realtor seemed a little miffed, but I have 17 days to get the appraisal done before closing and my MLO is confident we can get it done in time

The combination can create a "live in it til I own it" type of atmosphere and closings run 120 days.

I bet you are very close to your first deal. 

If you're going to use it to generate leads for your "investing club" I'm going to put the dangers and risks close by so at least the small investor you're pursuing for these ventures knows there is more here than meets the eye. 

Toronto is expensive, so guessing it might be close to that. 

There are also different types of spray foam with different properties (open cell versus closed cell).