Sad way to treat kin, but hey, the nut doesn't fall far from the tree. 

My state also has a negative rate of natural increase... and no palm trees.

We had just enough money for the down payment, borrowed some of it, no cash reserves, ran into broken pipes, tree roots in the sewer line, tore out cement ourselves to get to the pipes, had police called, us called, fights, drugs, sleepless nights all in the first year.

Have the AC checked out and rehabbed if needed.Ask her if she wants new living room and bedroom carpet, if so, apartment tan.Paint the walls inside if she would like that.Take her drapes down and take them to the cleaners for a spruce up.Redo the exterior paint to a modern color, and keep an eye on the roof.Have the yard spruced up if it needs it, plantings cut back, trees trimmed.Since she is a friend of the family, I say make it nicer place for her, since she was so nice to you.I would probably leave the kitchen alone, other than a new vinyl floor.And swapping out the bathtub for a walk in shower might be a lifestyle enhancement for her (with ADA grab bars).Of course you don't "Have" to do any of this.

Don't miss the forest for the trees- there are thousands of people here who are kicking themselves for selling their primaries and flips without really considering finding a way to keep them. 

I recently had a past roofing client contact me from a tree falling through his house at the beginning of March, and expressed that he would willing to walk away from the property for $300K plus his insurance money he received.

Many new investors see so many people saying "cashflow is king," that they often miss the forest for the trees.

I recently pulled out of what seemed like a workable great deal because a total rehab was done on the property without permits; Electrical, plumbing, tree removal, driveway all require permits in this area. 

However, I hire random people for smaller jobs like cutting trees down and smaller type repairs.

That's as funny as a hound dog up an apple tree.