You can search permits for things like roof, HVAC, electrical and plumbing in there so can get a general idea if anything has been updated recently.Also, instead of counting on your agent to get info from the sellers agent (they almost never reply to questions like this) why not just have your agent walk the property to take pics and videos and let him figure it out for you?

I recommend changing the locks so the old tenant can't come back in.Document the condition as you found it, then document everything you remove from the home with pictures and/or video.

You also need to take a lot of pictures/videos to establish the condition of the property on the day of purchase in case there are excessive damages during her tenancy. 

I'm sorry for all the questions, of the youtube videos I've watched from BP or other rental YouTubers our situation is very much out of the norm and I am having trouble finding anything online.

I can vouch that @Brian Koons pulled this off, actually posted a video on YouTube about his story this morning!

Send the seller this video: What a lease option does for the sellerThere's not much training on lease optoin here. 

They have lots of online training videos.

With every sell you open up a new conventional lending slot.7) Take on credit/cash partners who sign for mortgages going forward and do some JVs8) Find owner financed deals bypassing the banks altogether What a great puzzle to solve!

Lots of books and effective youtube videos are available to help you out.

Something else to consider is, especially since this house was gift to you, do you even have documentation (e.g. move-in checklist, photos, video, etc) of the condition of the house/carpets when they moved in to compare it to how it is now?