Glad this post of yours was restored Patricia, i like the topic, thanks for posting.My rates have always fluctuated too however it hasn't hurt my ranking with VRBO.Personally, i noticed for my listing, the ranking improved once i achieved greater than 50+ reviews and once my listing matured (listing age greater then 4 yrs).

I really like Howard Products Restor-a-finish. 

They have since restored that home to its old classic bones & have NEVER complained about the work it took.

They have engaged a water damage restoration company - seems to be good company that has been providing regular updates.

She has a legal right to be there, and you have a legal right to restore your access, just give them proper notice.

In addition, if you propose to modify the unit in a way that will require restoration when you leave (such as the re-positioning of lowered kitchen counters), the landlord may require you to pay into an interest-bearing escrow account the amount estimated for the restoration.

I figured out a few things that helped restore my sanity.  

I awlays send a complete description of what needs to be done to restore the property to move-in cleanliness.

I would talk to them to clarify that, and propose to them that not only will you be there during the project to oversee the process, and will be there to clean up after them, and pay for any work needed to restore their side of the yard if needed. 

I know this is a difficult process to go through.I'm an investor, flip fire-damaged properties and own a restoration company that specializes in emergency services/boardup.