Something I may have missed in your anwers, when this started did you go back to her previously rented places, what was her history, this does not sound like a solid tenant that went bad.

How many washers/dryers are there?

Is it worth putting a lot of money into an upgrade, when nobody even has any washers/dryers, or a/c in the units???

Not only was her book spot on, but when I had questions she was there to answer them. 

(that was her question--her daughter is looking for 1 room).  

Dishwashers and washers & dryers are usually just more problems (ie expenses & headaches) waiting to happen.

Appliances - I feel like I should just buy an appliance store for all of the washer, dryers, dishwashers, ovens and refrigerators that I've had to replace 2.

She's the silent partner but she watches pennies and it pains her that we call plumbers to come and change faucet washers.

Newish washer / dryer, both high end3-season porchBig deck, nice back yard, fire pitQuiet cul-de-sac with a park at the end (very rare for the city it's in)Public transportation on the corner to just about anywhere in the metro with transfers2 - 3 minutes from multiple major highways / freewaysWalking distance (or close to it)to major mall (Southdale) and premium shopping (Galleria in Edina, MN)Potential marketing points / targets:The home is < 2 miles from the Best Buy HQ, and public transport goes straight thereAbout 10 minutes from MSP airportAbout 10 - 20 minutes from downtown Minneapolis, Mall of America, and most major concert or event venues in the city, and just a few minutes more from all of the same in Saint PaulEasy access to the west suburbs, which means access to things like Hazeltine GC (regular host to major golf tournaments, like the Ryder Cup this past year)Minnesota / Twin Cities are home to 17 Fortune 500 companies (http://www.twincities.com/2017/02/06/minnesota-has...)I totally expect making this a vacation rental to mean it will take more of my time, and not necessarily a trivial amount.

The washer and dryer for the tenant is in the garage space .