Also, I don't know enough about real estate investment to invest that money wisely or with confidence yet, and would need to stick the proceeds into an index fund until I felt educated enough to wade into the shark infested waters.

If I just told Feh she was making up stories, she could refuse to pay rent and make me start eviction proceedings, all the while claiming that her place was infested- it is a bit challenging to prove the absence of the little mites!

Tenants not paying, no kitchen, roof leaking, septic overflowing, cockroach/rat infested - it call can be fixed.

Another issue that was raised to us was bug infestation there so get that checked out as well.  

After a bedbug infestation in one of the properties I manage I now write in the special provisions section: "with the exception of wood destroying insects, tenant is responsible for pest control up to and including pest control." 

In CA anyway, if you sign up for monthly spraying, if there is any kind of infestation, such as a giant trail of ants in the kitchen, they'll treat that for free.And that way, if she starts hollering that the place is uninhabitable, you can always point to the fact that you have regular pest control.Another option is what we called the "happy clause" where we just tell a tenant that it appears they aren't happy in the unit, and if they want to move, all they need to do is give 30 days notice.  

Long story short, he is claiming the ac has mold in the duct work (and him and his kids are getting sick), the ceiling is caving in from a roof leak, the sewer is backing up, and there is a roach infestation.  

I had neglected to drop by occasionally to check up on the place. this tenant had not kept the house clean which lead to a mouse and roach infestation.

(yes, there is a cockroach infestation in the building as well.

Case in point, allowed a dog and after she moves out, we have a MAJOR flea infestation.