If she complains to the local authorities about it being uninhabitable, ask the inspector to order her immediate removal for health reasons and you wouldn't owe her anything other than pro-rated rent - which she hasn't paid. 

Selling is an option, but since I prefer buy hold over flip, I’d like to compare selling to equity tapping.

Otherwise, simply compare rates, points, term, etc, and make a decision.

Also since your investor is a member of the LLC they can be on the checking account and watch the money in real time this is a critical aspect of my companies.. and I don't have to make up reports etc.. they watch the business in real time … compared to if you have multiple investors and they are relying on your in house accounting and they are not on the checking account ( this mainly from the investors side of the table this is were things go sideways for investors.) no real access to the ACTUAL checking account only reports made up by the sponsor.. 

@Jay Hinrichs I believe anyone trying to sell their home can go on Zillow and receive and compare instant cash offers from investors, like invitation homes, etc. 

How does it compare to the other apartment complexes in the area?

Also, when a buyer was buying single family home there would ask for a comp-based appraisal and a single family comparable rent schedule Fannie Mae Form 1007/Freddie Mac Form 1000. 

Look for borderlines, where the ghetto morphs into a comparatively nice street of houses, and figure out what anchors that area.

They send the worst third party contractors, authorize the least amount of repairs, and take an unacceptable amount of time to dispatch folks and make decisions on how a repair/replacement is to be handled, while your tenants are without their appliance what seems like FOREVER.

I've done a Robert Kyosaki and Dale Carnegie course/meetup....great authors, entrepreneurs, they're seminars are all garbage.