Here’s an example of what I've used if they don't qualify based on what's on application. 

Transportation options are plentiful.

Wanted to introduce myself.

A quick google search of your state indicates the following regaridng timeline to give notice:30 daysFor tenants who have lived in the property for less than one year, or have a lease for less than one year60 daysFor tenants who have lived in the property for more than one year but less than two years, or have a lease for more than one year but less than two years90 daysFor tenants who have lived in the property for more than two years, or have a lease for at least two yearsI'd definitely touch base with an eviction attorney in your state to ensure you are not missing any steps and to have the attorney as a backup option in case the tenant does not vacate easily.

All of the things you suggest are options to the beneficiaries. 

The way I see it, I have 2 options: 1) inform her of her responsibility to turn on the heat or be liable for any damages caused by the cold weather or 2) turn on the heat myself.

@Michael Darten  Most property management agreements have the monthly PM fees based upon a percentage of rents collected.  

You'll have all amortization options, but the most common will be 30 year fixed and that's generally the recommended one. 

Also, the benefits of a cost segregation study can vary based on a multitude of factors.

As both an investor and a mortgage broker who has personally used both options, I can say there are benefits to each.It ultimately comes down to comparing the two side by side based on your specific situation.