A guy whose marriage was going down the toilet offered to sell my wife a rental property with a tenant in place cheaply as long as it was an all-cash deal and it went down before he filed for divorce.We went over there, looked at the property, and immediately made our offer.

(Including toilets messed up garage tested positive..  

Toilets were in rough shape.

The more that's needed and the less experience you have doing it the more risk you will have of unpredictable cost over runs.There are people in here who could buy this and Hammer Swing it into rentable shape themselves--which is lower risk than someone with no experience getting contractors to do it.You are asking for prices online, and that is not a very accurate way to get prices.What toilets do you want, what fixtures, what doors, doors or preframed doors.

So, buy more toilet paper when its on sale and then more soda when its on sale. 

A tenant complained he had a leak from his toilet.

Provide enough toilet paper and then some, buy nice linens, ideally have a full bath for every bedroom, etc.

How likely is it that they'll even charge her for squatting?

Paint colour, cabinets, counter, tile, flooring, locks, pulls, window coverings, toilets, sinks, faucets, ext colours, and on and on... yes, every property in unique, but that doesn’t mean you should be buying 1 farmhouse style, one ultra modern, one apartment condo, one townhouse etc and reinventing your system each time.

One lesson I learned the hard way is always keep an eye on your water meter especially if you are paying for water as the landlord.I had one tenant not tell me her water was running on her toilet for months and when I got the next water bill it went from $800-$900 every quarter and jumped up to $3648 for one quarter.