You can probably find an online link about how extreme temperature changes are not the ideal way to heat a home and cost more in the long run.I don't know what the local rental rules are where you are, but look them up and see if you can give her notice. 

Again several factors at play but just providing information based on your criteria.

The property is a 4-unit building, in a good location for the aforementioned play.

Check online reviews and interview multiple contractors to compare bids.

BRRR'ing is a great strategy to build equity but it's a riskier play and time intensive if you're trying to do it out of state.

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

Obviously, using the online listing page at ALE solutions is different than a cold email, and I am referring to the latter.That brings up an obvious question: how do you develop those leads, then?

The smart play would be to build a two story wood frame structure on top of piers or concrete block in most cases. 35 feet is a pretty typical height limit in most neighborhoods, so depending on elevation you SHOULD be able to build two stories on top of the elevated foundation.

Quote from @Gerald Wallace: I'm playing Devil's advocate and running your numbers through the worst-case scenario.

Properties north of Greenridge St. are a fair play.