Unless she punched holes in the wall, and leaves a bunch of trash and junk in a messy house, it would be hard to argue that the dirty walls, worn fixtures, filthy carpet is her problem. 

We painted, fixed ceiling cracks, replaced the floor with laminate and new carpet, replaced ceiling fans and light fixtures, bath vanity and toilet.

I think we both overlooked the masterpiece of the nautical light fixture....

Simple things like paint, light fixtures, new fence, land scaping, paint cabinets with new hardware.

Find out what the city planning wants to switch it back (a CUP hearing?

Includes Upgrades such as New roof and hardwood floors (2016), 2019: Upgraded plumbing, reglazed all bathrooms, new bathroom floors, new vanities , new fixtures, new toilets, all new appliances, multiple zone heating and air conditioning mini splits, new water heater. 2021: upgraded electrical panels, added basement heater to prevent pipe freezing in winter...

Renovated 10 of the apartments with modern fixtures and finishes to attract great tenants.

Small upgrades are paint, door knobs, sometimes floors, updated light fixtures.

If it it's more surface work, like painting, light fixtures, new cabinets, etc, you could likely accomplish it.The more likely scenario is that you have one really bad unit that you can start on either through terminating the lease or offering the tenants some kind of move off incentive.

Overall, we had to put on a new roof, extensive landscaping, "60 years of growth never cut", new decking, new fencing, completely remodeled kitchen, updated fixtures and lighting, paint, electrical upgrades, and drywall repairs.