It sets the tone for the rest of your relationship as landlord/tenant, which based on that conversation, I would not want the relationship to continue any further.

For tank water heaters, they are super easy once you muscle the old out and the new one in.  

The cheaper filters let more dirt through causing your AC unit to need periodic cleaning, which should be done annually anyway.

Finally, watch your tone telling me I'm in some fantasy, if you want to disagree try doing so without personally insulting me or others. 

I would buy it if it has carpet if there is room in the budget to replace, BUT make sure you take floor vents out and look to see what is under the carpet...if there is asbestos tile your going to need to spend big bucks to remove it properly.

Again, sorry for my original tone.

This is not an area to skimp on money.You typically need to have accredited investors for these types of offerings so your investor set is going to need to be adjusted if you operate under a regulation D offering that offers an exemption.

If they want to limit their liability you are likely going to need to sell securities to them too to keep them limited.

I think you're going to need to do something physically to block her access.

So, realistically, you're going to need to do some marketing to find deals that aren't already readily available.