There is a retention pond nearby that is no longer draining out efficiently and has become more concerning with very heavy rain.

Also, on these kinds of loans, will lenders require that I season the rental for a period of time before I can take out the loan?

I see 3 options and I don't know how to price any of them...Remove the whole thing, it was in poor shapeTurn it into paid storage, I couldn't access the interior and don't know if there was any plumbing in placeTurn it into an efficiency and make the whole property 3 unitsHVAC5 radiators x $200Window unitsWater heaters - rusted and brokenTank vs Tankless - $600-$3,000All of the interior doors on one side was missing. 

The attorney is correct that you should file notice and start the eviction process, period.

I realized that during the initial rental period (12 months before refinancing) that property would be cashflowing negatively ($152/month).

I'm thinking maybe that should happen AFTER the rental period is up.  

With rents usually due on the first, and utility bills rarely matching the dates of the rent, it is difficult to allocate rents and the beginning and end of rent periods.

But the entire exchange period is 180 days - the 45 days is inside that 180. 

Also, think about ande find out in your area if commercial properties are filled quickly or if they are open for a long period of time. 

Simple things like larger trash can options or having a pool or lawn (constantly need to be refilled / watered) can greatly affect those numbers.Electric can vary widely too based on AC age, efficiency of house (wood vs. stucco), and living habits of the tenants.