$38k for two enclosures is a flipping joke. whoever is paying this is getting screwed.

They literally go out of their way to find the smallest chips, screw holes, stains, paint splash, paint bubble, ANYTHING.

The early underwriting might be easier but then after that it boils down to if you pay there are no issuesPrivate money will not screw around typically if it’s ind default and move much quicker than a bank would

Insurance probably sent an inspector who gave a ballpark repair cost in addition to the cost estimate the clean up company provided.I'm assuming you used the clean up mitigation company the insurance suggested, who may not be your best choice.Get another estimate to return the property to full glory, cost for paint, glue, dumpsters, every nitty gritty drywall screw, plus putting your tenant in like kind housing.

Who cares if shes screwing some dude.

Short story and one question. In the middle of a sale of my parents condo and it's been 5 months and we have not closed due to title companie's lack of communication, instruction and then bringing an outside attorney ...

That cost is stupid dumb and this plumber is trying to screw you.

I would probably approach your tenant with this information and say, "If that is the way you want to play it, so be it... but be aware you are really screwing yourself if you go that way" and explain that situation to him.  

There's no point in idly waiting - we have travel bins ready to go with things like window screening, exterior trim paint, gate latch parts - they're always broken, deck screws, toilet replacement parts, outlet covers, etc. 

Good luck. this kind of reminds me of my interaction with new home buyers. and they want to say swap out a light fixture they saw at home depot for 30 bucks.. and I charge 500.00  for one home depot items many times are not certified legal in the state they can sell them but if I get sued because it caused a fire and it was not state approved I am screwed.. ( been there done that one time and you only do it one time).