Correction:

He made sure he received 10% from anyone who worked on the OWNER'S places.

I'd fire that guy immediately. He's dishonest and likely stealing money in other ways.

It's not uncommon for out of state apt managers to report having vacant units while collecting rent from people living in them.

It is much cheaper and easier to leave it vacant and wait for the right tenant than take a proven problem. Don't take her.

Your reason for considering her is pure laziness and the thought of having her money without the hassle of looking any further. This is the number one reason new landlords get crappy tenants. Trust me, it is not worth it.

I gotcha. Didn't mean to personalize it, but it's the allure of a quick deal despite clear indicators to not take her. You were smart to run her credit - many inexperienced owners wouldn't bother because they seem so nice.

The fact that it went to legal proceedings in the past should not be taken lightly. It shows this lady chose to fight her previous landlord which ended up in court. You're lucky to find out in advance. Often, crappy tenants don't get reported

Brushing her past behavior as no biggie because as your friend says she "could be easily gotten rid of" is a poor justification to take her.

In my opinion, you did an excellent job checking her credit. But it's a mistake to ignore the information.

Even expensive appliances will all eventually break down. Tenants won't always take care of things as if they owned them either.

It's not a great idea to buy top end. My Sub Zero refrigerator lasted almost 20 years, but I still wouldn't put one in a rental. Unless you're renting a luxury unit, it's an unnecessary expense.

Better to spend less and get an extended warranty if it's a concern.

You could actually spend less and get new ones years later, and the place will show better years later too.