This is more about good will than liability.In Texas, the landlord does have 48 hours to restore hot water after notification, but the property code talks about reasonable efforts to make repairs and restore the property. 

Anyone who is any good will expect to be compensated for it, too.You are a full time student. 

Try local goodwill or used construction material store for fixtures, appliance, things the home needs but you might not want to buy brand new.  

Also, the goodwill we've built helps with them understanding repairs take a day or so if the handyman/contractor is busy and it's not urgent.

Then, you'll keep the lease clauses in place and paid, hopefully gain a little goodwill with the tenant and it'll be another two years of no vacancy and good tenants before they approach you again (and they will).Good luck, and let us know how it goes.

So if the rent is $900 a month, a $30 gift card would be a good gesture to enhance goodwill. 

Isi Nau sounds good will contact you soon!

I would like to reach a fair deal, such as she can keep 2 years of rents as an "I am sorry you have no idea what's going on with your own land and lease, but here's some good will anyway"I could threaten to walk, but its not a dime a dozen property.

I want to be a person of goodwill if he holds up his end of the bargain.  

Goodwill, halfway houses, homeless shelters, etc.