A referee deed will be issued and the most debts on the property will be wiped out.

Yes getting a report from the plumber would be ideal; however, I believe your issue will be no one knew that an open window would cause the pipes to explode. had you given them a notification the first time when it happened then you could say "Hey I explained to you this would happen" or have it written in the lease agreement.

If you didn’t steal her equity the easy out for you might be to just refi before it becomes a legal issue.

She's been there this entire time and i've had no issues; win-win-win!!!

You will not hear from me about little maintenance issues.

is it worth offering discounts on rent and asking the tenant to fix minor issues themselves rather than calling the landlord, this to avoid property management company expenses? 

One thing I'd caution, the unit has been converted and it may cause issues in the future.

Only issue is the house is drafty and therefore a challenge to keep warm. 

I'm not sure how to weigh the value of tax savings compared to depreciation if I go with a SDIRA (if I understand the depreciation issue right).TIA,Amy

This order could potentially grant you access to the property for inspection, considering the insurance requirement.If the current insurance policy is unfeasible due to access issues, explore other insurance options that can provide coverage under these circumstances.Keep a detailed record of all your attempts to conduct the inspection and any communication with the tenant, the insurance company, and legal entities.