Send her a certified letter (keep a copy for yourself) with your concerns of her not turning on the heat and the problems that can occur with frozen pipes and repair cost in which she will be liable for if she doesn't comply.Is she using space heaters instead?

My duplex - built 1989, 2,060 sf, 2 bed/bath, 1 year old roof, value if I subdivide (county already approved) and sell each separately $150k each ($300k total)Investor duplex - built 1995, 2,300 sf, 2 bed/bath, 5 year old roof, value around $310kThe investors initial request was for an equal trade and they would pay realtor fees, which I replied wouldn't be equal due to buying/selling costs (recording fees, title insurance, closing fee, survey, inspections, loan fees, 1031 fees, accountant fees, repairs), taxes would increase due to new sale price, I'd trade a 3.75% mortgage for a higher one, and I'm on the 10th year of a 30 year loan so resetting that to a new loan would restart amortization and pay more towards interest.

@Paloma Wodehouse I started by going to Housing Court sessions and hearing the Cases and their "Dispensation of Justice".

There are definitely risks that will be completely outside of the auction house.

Assume break even cash flow while rented which includes a generous $600/mo repair fund. 

They have since moved on to a new manager that is in close communication with me to get the repairs done and SDIRA is even offering to pay me the missing rent for December that the evicted tenant never paid.

@Tanner KingWhen I analyze a house hack deal, I focus on metrics like GRM, Cap Rate, Cash Flow, House Hack Savings, and Future Rent Potential.

One is the $10,000 repair expenses.

Targeting Section 8 housing?

We just fixed up the house and have it on zillow with several applications in 24 hours.