I can certainly see how this will fall under the tenant's insurance if they caused the damage. 

Another one I haven't noticed in other PMs is they keep any pet fee they charge but will fix up to $1,000 of pet damage.

You will give her 1/30 water credit towards next month's rent, since it was obvious that you where unable to fix it and the 'damages' caused from the time they where reported until the time they where fixed.

2.  2 Mobile Homes have had signficant structural damage of which 1 we can fix but the other will cost more than it is worth to fix. 

@Adam Higginbotham200k should be sufficientHere are more detailed map views of the places you listed (the colors correspond to the areas risk score, which is a composite metric derived from eight different risk indicators)Gresham ParkGrove ParkDecaturSouth Atlanta Simply put, the better the grade the fewer risks you will encounter (Vacancy, Property Damage, Non-Paying Tenants, etc...) 

Security deposits are usually strictly regulated, so know your landlord/tenant laws before discussing the deposit as that can usually come back to bite you later unless you can prove they owe that in damages or past rent.   

My manager has been charging a $250 flat non refundable pet fee, which seems sort of useless, in fact may even make a tenant feel like they've "paid in advance for any damage, so why be astute about animal's behavior?" 

I also had vandalism with damages for over 20k.

The roof will not get an accelerated schedule, however having a cost and square footage broken out will extremely useful in the case of damage. 

However, our quote included fixing a large water damage leak in the kitchen floor and wall, cleaning the carpet in the bedrooms since it's not bad just dirty, new vinyl plank in the common areas, light renovations on the bathrooms, new windows, new paint throughout, new hot water heater... more I can't even remember.