Sometimes I even lower the full amount to hold the place and will take half.The ones that can't come up with half for another 2 weeks are the ones that cause more headaches than not.

If it's your home, and it's vacant, then theft is indeed an excluded cause of loss, specifically because theft is more likely in a vacant home.

Sometimes things are best left unsaid until there is a final decision cause it can leave a bad taste even if things are decided in their favor.

I'm glad it stopped there, because I hear it can get much worse and even cause death.

Seller at Seller's expense shall immediately cause existing utilities to be turned on and shall keep the utilities on during the time this contract is in effect.

You're making a lot of assumptions here, and causing yourself frustration due to them.

I ended up muting the audio on the PC, but the Viewster still causes a CPU hit. 

On the other hand, if its a lost cause, what would be good advice for him ?

It sounds like you already have an acceptable offer that would solve your friend's problem and allow her to get out from under this house that is causing her so much stress.

Additionally, you will have set the precedent that you're allowing your tenant to perform repairs on the property, potentially opening up legal issues later if the tenant does further repairs without your permission and causes a problem (or gets injured).I'm not an attorney, but I've had an attorney recommend NEVER to allow tenants to do repairs, and to even put in the lease that they aren't allowed to perform any maintenance.