More importantly, I would try to find other ways to solve the problem like insulating the pipes better, adding heat tape, a circulation pump on the water lines, etc.

They built it in the insulation between the oven box and the outer panel.

Impeccable tile work throughout home is showcased around gas fireplace & natural beam mantle. 4 season front porch with panoramic insulated windows.

Maybe play it safe and hire a broker that can serve as a dual agent for you both - it will insulate you from potential liability while also facilitating a quick and easy sale. 

Turns out she was on vacation and hadn't used the water for 2 weeks and the pipes mildly froze. the problem fixed itself before I got out there and now I guess i'm just going to try to insulate her pipes between the basement and her apartment better.

It likely needs new everything, new plumbing, new electric, insulation, new windows, new smoke detectors, and plenty of other cosmetic updates. 

As is a high efficiency furnace, insulated walls and low flow water fixtures.

@Kyle Curtin I'm speaking from a completely different market prospective (OKC is VERY insulated to recession so holding rent rates and property value through even a steep economic downturn is pretty safe to bet on) but if I had to choose between building equity myself via a SFH owner ocupant mortgage or not building equity at all via renting or utilizing a tenant to help pay down my mortgage,  I would absolutely utilize a tenant.

I find it useful to have a couple people that will remove old flooring (carpet, vinyl, etc), clean out crawl spaces, repair insulation, lay down vapor barrier, haul off junk, remove fencing, paint decks, low skill landscaping, etc.The best method I've found is posting free stuff (used appliances, old fencing, and other stuff) on CL, then identifying the good character workers to do other work for $15 hour. 

Also, we need to install insulation below the first floor due to previous tenants saying that the floors are too cold, and heating bill too high.