We are not too from June so it might be worth pulling out the next worse scenario which is small business bankruptcies, continued high unemployment, huge damage to local and state funds and thereby cuts in basic services, fall in consumer demand and then a cascade that impacts other businesses and eventually rolls into the housing market in the form of foreclosures.

I’ve even committed to partial deposit refunds if the vacating tenant meets all my conditions at move out - no damage, cleaned spotless, etc. in order to have the unit re-rented as quickly as possible.

Or should I just mail her a physical check?

They don't need to have a physical office in the area (that just eats into your revenue because in the end, clients are the ones paying for their offices/desk workers/utilities, etc).

We only accept emergency maintenance calls, which are defined as an issue where someone faces the potential for immediate injury or the property may be heavily damaged. 

The difference between the two are that the special form has coverage for Theft, Water Damage and Weight of Snow Ice and Sleet.

Property manager should change out locks at the property after they physically turn over the keys.

That being said there are physical limits to what one person can possibly manage.

They might be able to give you a rough idea on more specific stuff over the phone like flooring or windows, etc. if you give them the exact sizes but for the most part they have to physically go and see the place.

The amount of lead paint required to cause ACTUAL BRAIN DAMAGE to a kid is the equivalent of a paint chip the size of a quarter.