The last thing you want to happen is an escrow company screwing up the deal.

These two numbers are probably the easiest to come up with (well, one is given to you, the other is based on local sales).Then I take old budget sheets (some from past flips now, at the beginning, I created full blown spreadsheets with every screw, nail and board and have budget prices).

Stop screwing around with the small stuff!

Otherwise, you'll do it for her, and you'll also consult an attorney to determine if there is civil or criminal action you can pursue.The attorney part is probably more of a bluff than anything, but maybe you can at least get her to admit she screwed up.  

If the panel had circuit breakers rather than screw in fuses, you might be able to consider that some of the wire could be left in place.

I would not get paranoid over the matter as in the worst case they are to claim they are not sophisticated enough to be in business and that they are getting screwed, yet the courts already assume that if they are in business they should be and are responsible for conducting thier business.Consumer protection really is not applicable as business owners are not consumers off the street.

If I do this though, it screws up my cash flow until I pay off the 401K loan (-$40/month cashflow).

She told me she had issues for months then a few weeks ago the screw broke and she through it out.

Even the pros screw up, not often, but everyone does.

Drilled through the top railing & screwed the wood on & they all loved it.On another less expensive property we did the same with a dark stained Pine cap although Oak would have been stronger & less work to stain.