In summary, it is easy to find tenants, but the safety restrictions associated with Covid result in it taking much more time that our pre-Covid open house method. 

Simply call the city (google : building and safety: even if you don't know what dept. to start with ... they will guide you to the 'next dept. that can answer some questions: then ask that dept.

Be patient.

The main thing I thought of when reading your post is "be patient".

I'm also very aware of how difficult it could be to find a tenant with active construction on the property and she may be a good fit (for now.)Pros:She is well aware of the construction and will (hopefully) be patient with the construction crew.

They need to open that door to do that.In person collection may seem tempting but I'm disagreeing on this with you and think it's safety issue when collecting in person. 

You will get through this, just be patient and follow the attorney's advice. 

Should I consider a hard money loan for a flip in the Spring or be patient and “house hack” in the summer (until the two year period ends)?

You have to be really patient and so does the seller. 

If dust wipes every turnover its $200 plus costs on inside and outside for safety to make safe like a few hundred labor for scraping off flaking paint and repainting.