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?

Keep in mind travel time, repairs, and lifestyle to manage the out of state rental.

@Chris Seveney I'm concerned about having $$$ for repairs when needed.

If it's not you - you are going to be paying contractors (most likely) retail repair rates - and with the prices of housing (even dilapidated housing) pretty high right now - I would say that flipping is not the easiest "in" to the market.  

Turnkey properties are already renovated and tenant-ready, meaning you can focus on the investment side rather than dealing with major repairs. 

Get a leasing agent for placing tenants and a good handyman for repair requests.

This simple update has big implications for property owners, allowing small repairs and maintenance to be handled more quickly and affordably.

Don't get me wrong:  cash flow is still an important factor, it keeps the lights on, it pays for repairs and upgrades.

So this is mostly in reference to us doing our own repairs, not necessarily looking to hire other people.

Some numbers:Expected 2026 income after raising rents to market value and assuming 7% vacancy: $144k.Expenses: $14k property management, $18k property tax, $10k insurance, $10k utilities, $8k in repairs/maintenance/advertising/admin/etc: Total operating expenses: $60kNOI: $84kBased on 6% cap rate that brings the valuation to only $1.4m, or $1.5m based on 5.5% cap rate.