For SFRs I pay the water and require the tenant to reimburse me for the exact amount.

And of course,mother contractor isn't going to reimburse you $1k/week.  

Per the lease, the tenant was supposed to have repairs done themselves, save receipts, and be reimbursed.

You can then get the fringe benefits allowed to a C corp (medical expense reimbursements, qualified retirement plans contributions, ...).

Value-add requires at least 15% down: "Maximum loan-to-purchase (LTPP) / loan-to-value (LTV) ratio: 85%o Minimum amortizing debt service coverage (DCR) ratios: 1.10x – 1.15x depending on market""Eligible Sponsors:Developers/operators with experience in multifamily property rehabilitation and in the local market with sufficient financial capacity" and Moderate Rehab requires 20%:"Loan-to-value (LTV) ratio:o Fund up to 80% of the as-is value, supported by the property acquisition price if applicableo Periodic draws of unfunded loan proceeds (as opposed to an escrow) to reimburse the sponsor for up to 80% of the renovation costs on a monthly or quarterly basis, as work is completed, similar to construction financingo Appraisal must demonstrate 75% as improved LTV (with fully funded renovation proceeds)""Eligible Sponsors:Experienced and well-capitalized sponsors who have successfully completed rehabilitation projects of similar scope and who are familiar with the Freddie Mac loan process"You're not likely going to be able to finance the additional amounts, most lenders will require first position. 

Is there a cap to this reimbursement?  

My idea was to assign a % of construction cost value to both of these, considered as part of reimbursable.

Tenant reimburses me upfront for the cost.

With luck, begging and several attempts you MIGHT get this increased by $25 but one year they asked landlords to take a CUT in this payment.So before you decide to accept this glorious program (and it is likely you will, no doubt be overwhelmed by a number of folks with vouchers if you agree to this since many landlords will have nothing to do with this program for various reasons) make certain you are familiar with your local housing authority PLUS the length of time with the initial inspection process AND the amount of reimbursement you can expect for your properties.Gail

You can change title companies or "FIRE" them in the words of the Donald anytime up to 2 weeks before closing with nary a ripple in the water (unless they have done some title work for which they may request reimbursement).