I've bought four of them, and with the exception of one closing which was delayed by their closing agent (and for which I was later reimbursed) that I had to cough up a couple hundred extra, I've not had any problems.

I pay about $139 for them at Home Depot, and the City of Tempe reimburses half of that price through their water conservation rebate.  

This is a tenant that wants her dream home and for you to provide it.My lease has provision that rent may not be withheld for repairs..... no unauthorized repair will be reimbursed etc etcIf its only the screen it can wait..... but it sounds like you did a lot more before thatThis has Happy Clause written all over it.

She has inquired with me about getting her deductible reimbursed from the lower tenant.

It was damn expensive - I was out of pocket $19,887 and eventually received an insurance reimbursement for a little over $5k. 

I do that anyway for the total amount I make for the year from mystery shopping (minus all the expenses/reimbursements). 

Reimbursement?

He clearly explained to them how the law plays into the situation and that we will ask for a judgment to have them reimburse legal preparation fees. 

Today, the mayor's office got back to me and said because of the 90 day requirement insurance cannot reimburse and I will need to get a lawyer.

A close ended registered second position would be a good idea, CLTV vary by lender but you can put another note on the property to pull cash out to reimburse for construction costs, but CLTV and rates will vary by lender.