I fear fi this went to court the judge would end up saying the place was not fit for habitation and in extreme cases can make you give back every penny of rent she paid so far.after she leaves, you need to seriously evaluate the property and what you/your dad are doing in real estate. you said this place was vacant for 3 years?

Safety and habitability issues are different.

For long term rental investors, the skill of negociating a better purchase price (don't overspend) is vital.

As far as I know a fridge is considered an amenity and is not considered part of the habitability laws.

Judge Judy did not pick up those crazy habits out of nowhere.

And rent is due regardless of if home habitable.  

In addition, I've confirmed with my Contractor, Home Inspector, Foundation / Pest, Sewer Lateral and Plumbing professionals (with estimates) that there are a great number of repairs necessary to transform this 100-year old building into a permitted and habitable one.

Per - https://hcidla.lacity.org/RSO-Overview Website Rent increases that do not require HCIDLA approval Rent may be increased to the market rate if tenant:voluntarily moves out;does not pay rent and is evicted;violated the lease agreement and is evicted;is evicted for failure to comply with a Tenant Habitability Plan; oris evicted per a City Attorney order.accepts a Tenant Buyout Agreement Rent may be increased once every 12 months by the allowable rent increase percentage.

In pretty much every state, the landlord is required to maintain the home in habitable condition, which includes having intact (non-broken) windows (especially in the winter). 

Trying to find the right balance of getting adequate vital coverages but not overinsuring.