It is at this stage when you want to explore a commission reduction.  

Obviously that 2 bed is sufficient and I don’t want them pilling all their kids into one room or have kids sleeping in the living room.All advice and comments are appreciated.

Hold on to your properties like this for decades, and investors will outstrip virtually any investment I can think of while taking advantage of tax reductions that very few other opportunities afford. 

They wash great, never pill and I can get any stain out of them.

In general we ensure the base quotes come through high-dollar restoration companies, we get maybe 65% of that amount, and the whole job is funded through a normal contractor with a few reductions in quality (no new hardwood floors, it becomes LVP for example).As long as you have an experienced project / property manager on your side you will do nicely on claims.Lastly, I chose ACV coverage for my portfolio because I am not hand-to-mouth broke...if a claim comes back a few grand short it's not a crisis.

Get a reduction on her rent?

Best reference I have found so far.Tax Reduction Letter - New Law Improves Energy Tax Benefits for Biz Owners and Landlords (bradfordtaxinstitute.com)

I am far from a pro but I would say that getting a REO property for 33% reduction from list price is unlikely but still possible. 

Before my kid's we're born, I had a bad pain pill addiction, and unfortunately I was no longer in control of my life and proceeded to break the law by forging prescriptions.

Anything else extra must go to Principal reduction of the loan size, not cash back to the VA buyer.There was a VA renovation option where you could add into the VA loan dollars to renovate or repair.