Cut neat holes that are easy to patch.

Does she pay her rent on time, if so I would just give her some time and see if it's just a rough patch. 

Septic needs to be looked at; it was working just fine the last year we used the system (but there was a rough patch a year ago with the leach field when we didn’t maintain it).Other things would be the deck needs new paint, the sliding doors are off kilter and need to be replaced.

The only way to 100% verify is to cut a 2' x 2' patch of drywall in the suspect area and see what it looks like.

-Has no crawlspace (common for older properties) so we couldn't see the foundation-Drywood termite/wood decaying fungi damage seen on all the windows/doors/parts of the beam on the exterior, parts of roof decking and rafters in the attic-Old leaks/moisture damage seen in the ceilings and attic-Parts of the roof has patch work-Roof doesn't have any permits on record (don't know how old it is)Seller's offer to me:-Fumigation treatment for drywood termites (tenting the house)-Replace and repair all damage wood throughout the house-Replace the entire roof with a new permit-Replace one window in every room (not all)-Pay for a structural engineer to inspect the foundation-Offer to get quotes for repairs and have a 15-20K budget to make all repairs, house is 500K.

If you hate the idea change for install and removal and patching.

But the reviews of the all the top home warranty companies don't give a good feeling about the practicality of using one including poor service, delayed appointments, multiple visits to fix an issue, keep patching the appliances and systems instead of replacing, offering low replacement costs if they decide to replace, not to mention the tenant frustrations because of these issues.

Cast iron sewer line came back with cracking and the basement floor had a patch of some serious cracks.

After inspection, we discover there's drywood termite damage, moisture/water leaks seen from the attic and ceiling, roof doesn't have a permit with old patches.

-Has no crawlspace (common for older properties) so we couldn't see the foundation-Drywood termite/wood decaying fungi damage seen on all the windows/doors/parts of the beam on the exterior, parts of roof decking and rafters in the attic-Old leaks/moisture damage seen in the ceilings and attic-Parts of the roof has patch work-Roof doesn't have any permits on record (don't know how old it is)Seller's offer to me:-Fumigation treatment for drywood termites (tenting the house)-Replace and repair all damage wood throughout the house-Replace the entire roof with a new permit-Replace one window in every room (not all)-Pay for a structural engineer to inspect the foundation-Offer to get quotes for repairs and have a 15-20K budget to make all repairs, house is 500K.