This most recent month she was late, her lease specifies that there is a $25 late fee for each day of late rent and essentially after the 3rd late day if everything is not paid there is indication of the landlord moving towards an eviction.

  " 01/08/2020 After additional consideration, based on minimal fenestration and basic finishes; subject and comparable are revised to Q4" So if I upgrade the finishes I can hope for Q3?

If it's just curiosity because you have heard many horror stories, I see nothing to indicate you should be worried.

My policy has been to either use cheap materials that can easily be replaced between tenants with minimal grumbling, or pay for durable, tenant-resistant materials.

I am currently house hacking to cover my living expenses and have minimized my general expenses.

If you dont have an attached garage you also void most of the monoxide poisoning concerns as you boiler emits much more then your water heater(s).There are many things to consider but I certainly understand the need to minimize vacancy first and foremost if you think the high bills will lead to really high turnover rates than maybe the gas boiler does make sense.

"If the property appraises for $120,000 or more the buyer agrees to purchase the property at the $129,950 purchase price indicated in this contract."

If you do all these things then you shouldnt worry about the what if question you asked because the likelihood of it occurring is minimal.

Therefore, minimal risk on primary home. 

The language you shared indicates the lease automatically renewed for an additional year.