I also worked with a great lender who helped navigate financing options, including my HELOC, to make the deal happen.

I had an experience with a terrible tenant who reported me for a bogus claim but by making the claim it allowed me to gain access needed to get photos of the condition of the property, and then the tenant refused to allow maintenance people in which really helped prove my side of the situation.If possible, explore alternative dispute resolution options like offering the tenants a cash-for-keys agreement.

Meanwhile, explore options with other STR PMs. 

Unless maybe you have an option on the purchase of the real estate or something.

In fact, on numerous occasions I've raised red flags concerning their representations, financial reporting and general investment decisions that were all verifiable through public information and should have given most investors pause before investing.

I can find numerous other similar homes for investors.

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.

Banks don't lend so little on traditional mortgage and hard money lenders don't go there , so no option for average Joe to get a qualified mortgage or for Jim the Handyman to finance it.

Personally, I wouldn't offer SubTo or a Wrap, For reasons I've written about fairly extensively. https://www.biggerpockets.com/forums/70/topics/1227199-the-m...However, I would sell on "Lease Option" and that may work for you.

Another option could be a home equity line of credit (HELOC) if you have enough equity in your primary or second home.