It was really no contest.  

Remember, this is not an excuse contest.  

Was thinking of sending an email stating we may evict her but not sure how to do it without screwing myself later with a schmuck attorney  contesting on her side. 

Only a title report or a title abstract can show ownership.A deed only shows that the transfer is being made legally, it doesn't show if someone came behind and transferred it again or contested it.A release of lien will show if the property was paid off.

If it is not, you can usually contest the value and get your tax value reduced.

Unless the tenant can contest that it wasn’t pest free or that the pest problem was due to something like lack of maintenance or general repairs requested on property that caused it, it’s on the tenant.

From my understanding there will need to be an Affidavit of Heirship completed if this goes under contract, which will give way for the step-daughter to contest the sale, etc.As of now I'm staying away unless there is a work around I don't know about.Grateful for any advice.

I contested and it was raised $15K.

For instance the bankruptcy lawyer may contest the bank's right to foreclose, but I don't want to speculate about a specific situation because there are a lot of variables and unknowns.

However, it almost impossible to get a title policy until at least 2 years because of the right to contest the sale unless properly notified.