If you don't mind I'll just bullet point your questions.1.

What we quote by default is YOUR scenario, not a "Walk on Water" scenario that's irrelevant to you, which is why the "quoted" interest rate by an internet lender will always appear better upfront -- are you putting 25% down, with a DTI below 30%, do you meet all those other bullet point assumptions, and (most importantly) wishing to pay more than two discount points? 

There was zero insulation in the attic ( Added R-38)Old Single Strength Wood Windows ( Replaced with low-e replacement windows) HVAC 12 Year Old 10 SEER ( Replaced w/ new 14 SEER HVAC)12- 14 year old appliances ( Adding Energy Efficient Appliances )Definitely the basics, but just making those improvements has definitely  directly or indirectly (depends on how you look at it)  impacted the NOI and the overall tenant experience. 

Sounds like you dodged a bullet at the last minute!

It takes a lot of time and energy to produce that kind of results and it's unlikely to be achieved part time unless you have built a large book of business you can rely on for referrals.

Most architects will do the research and a site visit for $500, and can save you time and energy.

Have any of you heard about the plans for the high-speed bullet train in Dallas off of 45?  

It takes time and energy and a smart PM would rather spend time finding more units than showing yours.

Probably the most constructive thing would be for you to focus on what mistakes you made and how can work keeping those mistakes from happening again and don't waste time, energy, or money to punish her.

I’ve listed them in bullet form, along with a handy drawing for your convenience.These are common requirements per IRC (aka universal across States).Minimum net clear openable area of 5.7 square feet.Minimum net clear openable height of 24″Minimum net clear openable width of 20″Finished sill height not more than 44″ above the floor