If you have access to lots of deals and your investor base trusts you enough to invest without much info on the deal on the front end - a fund could be a good option. 

There is no way you can sue, but you can ask to have access to your items to remove them and the landlord can be present while you do so to ensure you don't damage the apartment (I'm not saying you would, but that will be of a concern to them).You can try talking to them, but from their perspective, you've lived there for 7 months without paying any rent or utilities and why would they allow you to stay? 

We also have a couple of larger projects looming such as a retention wall (we are on a canal with ocean access), a new driveway, and completion of a fence.

What I would do is pull a HELOC on your personal house to have access to quick capital on houses you intend to BRRRR.

I haven't picked a particular part of Delaware to build yet but I don't want to build in a area that is to rural, as I want the location to be accessible but in a nice area.

I have also thought about selling so I can gain access to the 20% I would have to leave in the cash out refi.

Too many potential issues to make it worthwhile.You could try to hire an agent just to get access to their handyman - understanding you may not want to trust them with any screening.

@Trent Lee how did the tenant access the property after they were evicted?

I really like the alerts feature that can quickly guide you to current topics that may be of interest: http://www.biggerpockets.com/alertsThere are a few self-contained guides that you can access here: https://www.biggerpockets.com/guides

How can I access these files ??