Although I’ve been investing in real estate, both directly and indirectly for 45+ years, I still get a “queasy” feeling when an investment does not perform as expected.My “aha” moment occurs when we reach the point when, despite the investment problems, we’re able to still show a good/substantial profit at the end of our holding period.  

Lesson: Keep a nice house and inspect before the inspector.Inspections then occur annually and you don't get paid if your property fails until you pass again. 

So in reality you are ALWAYS gambling in the stock market, yes, even with those big names that seem inconceivable to every drop and ESPECIALLY with those because most are so shocked and in disbelief when it occurs that it's only realized after your left with pennies on the dollar because you waited out a recovery that was never coming. 3rd: MATH and leverage.     

If these type of damages occur in the future, I would recommend holding the tenants deposit, or if there is a claim to be made through the insurance you sell them you could approach that avenue.

The way you present things I can see this occurring eventually.  

Recognize there are challenges doing BRRRRs since the rate increases that have occurred in the last couple years

At the time, it never occurred to me that if you want to swindle people it is difficult and expensive to take legal action against a company that is incorporated in a different state than where they do business.

These problems often occur in vacant homes due to lack of ventilation, climate control, and regular inspections.

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?

How much pollution occured due to these fires ?