If you perform the repair personally, you have to be reasonable in charging fair market rate. eg. if it takes 1 hr of your labor for some handyman's work, $20-30/hr is reasonable, even you're probably paid much more in your own line of work.My suggestion is to first fire the PM who obviously wanted to skim some profit by inflating the repair cost while exposing you to lawsuits (remember you're in CA - a blue state and San Jose - a city with rent control).

Several years ago when a new survey was done on their property and the property next door, it was revealed that my parents propane gas tank (which was already in place when my parents bought the property) and part of the walkway (ditto) is encroaching upon the neighboring lot.

So even at 80% LTV they are fairly exposed to home values dropping.

That brick wall, wasn't exposed at the first auction.

This warrants one very frank friend to friend conversation and if that doesn't solve the issue your "friend" is violating your lease agreement and exposing you and your property. 

That leaves you exposed on any damages that may have occurred. 

This would expose you to liability or possibly having to unexpectedly buy him out to pay off his judgment creditor.

Of course she will get all the latest WOW factors plus a few Joanna Gaines goodies like exposed lapboard, sliding barn doors and some a gourmet kitchen!

There are a number of exposed areas they can look at ( attics and floor joists).

Easy to take care as long as it's a spot issue, let it go too long it can make your tenants sick, expose you to liability and render your asset almost worthless.