On top of that three months after I sent the signed form back, the lady e-mails and says she can't open the file on her computer so I must resend it again within 24 hours.

A nice lady will take the form you’ve already completed from the states website and stamp it.You’ll pay her $70 and you’ll walk out with your articles of formation.

I am a landlord too, difference is I would have never done things the way this lady did. 

Hi,I am interested in purchasing about 12 properties from an older lady whose rents are WAAAYYY below market rate.

I bought a property about 2 months ago from an elderly cat lady.

Check out this guide from the Tax lien lady - State Guide.  

We are about to purchase or 6th property and due to that, our insurance lady is saying we will have to switch to a commercial policy.

I bought the property 4 years ago now and this lady and her family were already there.

@Jeff Howard The general consensus for situations like yours is to make your cleaning lady responsible for getting things fixed. 

We're in contract on a duplex in North Carolina that has a 30+ year tenant paying less than half of market rate.You hear stories all the time of greedy landlords buying property and kicking sweet little old ladies to the curb.