Renovations included new granite in kitchen and bathrooms, new commercial stainless kitchen sink, new vessel sinks in bathroom, new tiled shower, new vanity mirrors and fixtures, new LED lighting and 4 ceiling fans throughout, new vinyl plank floors with new carpet in bedrooms, new interior and exterior pain, stained deck, new fence on 3 sides, chimney repair, new cabinet hardware and new door hardware throughout, new plumbing fixtures, added channel/french drain at end of driveway for water pooling, added drainage near front of house to divert rainwater, added landscaping beds, river rocks and pavers in backyard in shaded area where grass will not grow, replaced IG thermal glass window.

Here is a quick list of what's required to prevent treble damages in Massachusetts:Provide receipt when receiving the security deposit saying who received itPut the security deposit into bank accountMust be MA bankaccount must interest bearingAccount is a trust account in tenant's name with landlord as signatoryWithin 30 days of signing the rental agreement, give a receipt that listsThe name and location of the bankAmount of the depositAccount numberEach yearPay interest of 5% or actual interest receivedProvide an annual statement that listsName and location of bank, amount of deposit, account number and interest earnedWithin 30 days of the end of tenancy,Pay all interestProvide an itemized list of damagesSigned by the landlord and should say “Signed under the pains and penalties of perjury”Receipts, invoices, or photographic evidence are required for each deductionReturn the original deposit plus remaining unpaid interest less damagesRecent case law in Massachusetts ruled that landlords cannot charge for their work, since that is the general expectation of a landlord.

Probably going to evict her, as much of a pain as it is. 

The pain is, from what I've read, just by the fact that I'm in CA even if the business is registered out of state and all business is done there, I'd have to pay the $800 a year LLC fee here.

Inherited tenants can be a pain.

That just makes it a huge pain in the neck for people to finance and buy furnished homes in this area.

That is the pain I’m in right now.

Proximity to campus and dependency on the academic schedule are the conundrum of student housing and are very challenging to reconcile...I'm talking from little experience...but a painful one...just missed the year with my first student SFH despite all my effort to get it ready on time...had accepted offer in January...closed beginning of March...then had very hard time finding a contractor (had about 8 bid on the project)...all were very busy and most didn't even bother to follow up with bids...bottom line...be prepared to hold the place empty for months.From your post it seem you plan to invest locally which does give you a great advantage (I'm 3 hrs away from my houses).Couple of thoughts:In markets where the students want to walk to campus it is very hard to strike on both timing and proximity...you need to be prepare to get places as they become available as inventory is very limited...in my market the students practically don't cross certain streets...very defined geographic area and you have to be in it (this is market specific so you need to map your market).As Tim Simmons said the most important thing is to know your market.

However, for those of us that handle multiple properties and get 50%+ of our reservations from other sites, this is going to be a huge pain in the rear. 

In regards to the refrigerator door, I would try and get a handyman out there to see if the current one can be salvaged  and re-attached because finding replacements for these types of items are a major pain.