Nearly everything else gets covered with gravel and/or mulch.The inland area that two of our rentals are gets very hot in the summer (>100 degrees is common) and water bills can easily reach into the hundreds of dollars if you insist on making your property a "grass farm".

If they still insist on doing so, change title companies.

If they insist upon me returning the books, then I think it's reasonable for them to provide a  shipping label.

But, I would insist the PM company did it all free. 

Yes, the bank will require title insurance (lender's policy) and the title company will most likely insist that the grantor sign the new deed anyway, even if there's a recorded quit claim deed.And remember that a lender's policy does not protect the buyer.

I'm personally not as compassionate as you and wouldn't have found myself in this specific circumstance, but I respect the mindset that says f**k you to convention and those sheep that insist the standard playbook is the only way to live.

For this reason, I don't accept prepaid rent with the exception of the last month if the tenant insists.

If you insist on responding to her, my advice would be to have a lawyer draft a letter.

Unfortunately , I Paid him what he insisted on before the contractor addressed my concerns.

Instead of just barreling through the job and laying the floor, or insisting that we put plywood on top of the bad floor, thus raising the floor in the kitchen a little higher than the other areas, he had one of my other guys get under the house, and add some support beams under the problem areas.