Closing date was July 20th with the second floor unit (least qualified tenant/way under market) being vacant at closing. 

Seller shall repair any damage that occurs from the date of this Contract to the date of Closing, reasonable wear and tear excepted.

First check with your bank, then banks and credit unions, but, they will want an appraisal on the property most likely along with your first born.There are note buyers who will buy a portion of your note, like 4 years worth at a discount, you would need to shop them.It would be easier to sell the note in whole or in part with a repurchase agreement at a later date.

The closing date gets extended to 7/2.

Closing date.

Let her know how many times you attempted to communicate, when you posted notice, the date you entered, etc.

Personally I would let the tenant know you are filing a 30 day notice that will expire at the end of August (if that is the right date?). 

Reading meters and back-billing monthly is a pain, and ultimately if the tenant doesn't want to pay you're still stuck with meters on running full speed and have to evict.  

For example, going to landlord-tenant court without one seemingly unimportant document with a signature and date on it could cost you months of back rent.

@Rusty DukeThe two year clock starts when you live and own the property.You look back on the most recent 5 years to determine section 121 exclusion.If you move out of the property once the property is signed, you would no longer count those days.If you move out much earlier than when the property is signed, you use that date.