The only thing I see as incorrect by her is that she gave you short notice that you can't pay cash. 

We inherited a tenant who was very easy to deal with, had a few quirks, and a few problems that weren't crazy enough to sour me on investing.

Am I thinking incorrectly about this?

Because half the time you will be fixing something that someone else did incorrectly and you will have to figure out how to undo what they did or adapt to what is existing. 

The house was not in a flood zone but the mortgage company said it was because the report they received back from Corelogic incorrectly said it was. 

You would be incorrect in your assumptions.

All too often, we see incorrect rent rolls, shoddy bookkeeping, and a variety of other factors impacting CAP rates and the reported NOI. 

There has been some legislation that was targeted at high interest lending on primary homes (Dodd Frank act) which could come into play if you do it incorrectly which carries with it high penalties. 

Removed door and found it was beyond incorrectly installed. 

I think it was incorrectly installed.