At the time of the inspection, the inspector did noticed it was a three bedroo0m house. 

We do semi-annual inspections & check to see if the filters are actually being changed. 

I want to continue to invest in the property especially after getting back the inspection report which had a little more work than expected but I can roll with the ball!

I keep thinking about tools that can help me reduce risk by catching errors or red flags in seller disclosures and inspection docs, but that's likely because I've had a bad experiences with both.A simple and obvious example is a seller checking "No" for pests section, such as Scorpions and Snakes in Arizona when the property is in the desert, so obviously, there will be snakes and scorpions. 

Start with simple repairs, plan for vacancies, and ensure professional inspections. 

When I inspect the property I can usually get a feel for what deferred maintenance exists as well as what it would approximately cost to make the place rentable.This gives me much of the costs.

As others pointed out, this may be a situation where you want to record the inspection to document her odd behavior in case you have to defend yourself in court.

Do inspections.

Some of these will have buyer premiums over the top of your sales price and almost all will have limited inspections.

@Danny RandolphYeah, I’m currently in the construction field and we usually get a 20-40% deposit, then get draws after certain stages/inspections have been passed