I asked the deputy if this was common for a contractor to not show up and he said many have outstanding warrants and judgements so they do not want to come to the courthouse . . . . said all I needed to hear! 

@Alexandra Arnhold I second John Warren's suggestionNon-warrantable condos are commercial lending territory since GSEs such as Fannie/Freddie don't usually buy them (there are exceptions to this though) Your best bet is local banks/credit unions/mortgage broker who knows how to handle non-warrantable condo scenarios since this will be a non-QM productI have a couple resources in the Chicagoland area who could help you out with the same.

Charity is not warranted so if you want to show gratitude simply make a donation, and get a tax write off, to the charity of your choice.

Buying off the MLS like you said may warrant a much higher price.

If the damage is bad enough to warrant a repair, have a contractor do it and invoice you for it so that you can document the cost of the repair. 

Or is there any other task that are outside of duties of a manager that would warrant billing for admin time?

@Matt N.Your concerns about making an inequitable distribution may be warranted.

NOW, there are some situations that will warrant a landscaping overhaul...

This particular property is non-warrantable, therefore it is typically a cash deal.

., but with a 25-30% exchange rate, it is more difficult to find a deal that works well enough to warrant the overhead.