All windows need replaced, leak from the roof thats been going from a long time.

3k for fixing gas line leaks.

If there is a utility usage that is due to failure in the unit that is difficult for tenant to recognize (such as a slab leak, toilet flap leaks I expect the tenant to recognize), we pick up the excess charge (we charge the tenant based on previous month). 

Townhome 158,000 asking price, 260 HOA, I would have to pay seller and buyer closing costs at least $12,000, wood floors would need to be sanded, new carpet in BR, HVAC might make it 1 more year, leak in both bathrooms around tub, which has made ceilings and walls in rooms messed up.

If she refuses to let you in to do the repairs at that time, there are two consequences.  1) If it is a non-urgent issue, like an outlet is not working, she can wait until her schedule and the repair crew schedule matches up.  2) If it is an urgent issue, like a water leak, it needs to be addressed immediately and you simply tell her you are entering the apartment. 

To better explain this, it is incredibly rare that when we are doing leak repairs, even from substantial leaks, that we replace any roofing materials.

One of the property management companies here has in their rental agreement that they must do a pest / maintenance inspection of the property every 90 days so they can check for water leaks, pests, drugs, cats, dogs, change HVAC filters, check for extra people living in the home, etc. .....

Unless the paint is peeling or damaged from a leak that has been repaired, I would not paint.  

I've seen people asking "I need someone to fix a plumbing leak in the next 30 min and I can't make it to the site," or "Can someone please ___." 

Since then, we've learned that through the inspection, the central A/C unit is damaged (refrigerant leak, not blowing cold air) and we've asked for a credit from the sellers to replace the unit (that's it - we figured we would fix the other issues on our own).