You are fair, but won't be making special arrangements.

Usually if there is no communication the lease goes into a month to month arrangement, and she may be assuming this is the case.

@Ashley Silwa  Arrange your all the paperwork and talk with lender you would like to work. 

@Justin Eaton often arranged those meetings.

Are there any verbal agreements or arrangements between the current Landlord and Tenant?

In addition, I’d recommend going to real estate investment meetings in your area, making friends, and exchanging work for knowledge (or some similar arrangement) so that you can supercharge your skills without taking too much risk (see the BiggerPockets Events page, or google the topic).

I am sure you can arrange something, but the guys we work with and others of their caliber won't be interested in anything much under 100 doors because they know it's not possible to systematize properly.Good Luck!

I know adjusters want to see the damage and are usually quick to make arrangements to view the damage.

Unless you have this already arranged with a lender these assumptions are all wrong.This is an investment property.  

Now getting a foreclosure, that WILL ruin their credit.When you make arrangements with the homeowner, they have some control over what is going on, even if they don’t have the means financially to rectify them (this is where you come in) time to find a place that is within their means, and the money to do it with!