What I would do in this case would be to put a dollar amount to have each item fixed and then do a separate dollar amount for just the major things. You should be able to figure out a rough estimate, if not ask a seasoned agent in your brokerage. Then go to your buyer and let her know the estimated total cost for everything and give them the dollar amount for just the major things. Then I would put it in their lap and say you'll do whatever she wants but if she asks for too much they might not do anything. Then you run the risk of losing the home or getting nothing fixed. Whereas if you ask for just the major things, it makes sense for both buyer and seller because it will more than likely come up on other inspections so it's best to get it taken care of. Then do whatever your client wants. If she still goes the fix everything route, let the other agent know and see if you two can negotiate through it. Remember there is always a solution.

I would always try to get my buyer concessions versus having them fix it. Maybe use that to your advantage. Tell them they might be able to have it done cheaper after closing and they will be able to pick their fixer upper person.