Or include a statement that reads...lease shall be enforced only by mutual agreement :(A lease is a legal contract, if enforcing a lease is a unpleasant responsibility for a landlord they should not have one.

Do you not think they would lie to you especially if they can unload an unwanted asset & get some cash in the process?  

Start with unpleasant and repetitive jobs.

Many unwanted or tax sale properties in Indianapolis which do notdraw a bid end up in the surplus sale.

I agree with everyone that says she needs to go.And she does.You will regret every minute if you decide otherwise.Start the New Year out right and give her notice so she can celebrate, she can get a renovated unit somewhere else. and you'll have months of clean up from dog urine, replacing sub floors and ozone treatments. let alone dumpster worth of unwanted trash. 

It's not that difficult, it's slightly unpleasant but NBD, and takes a few minutes tops. 

Another solution is to drop your offer price, because either the price is to high or the property is in an unwanted section for your buyers (having more buyers solves this).

Now her unsuspecting landlord will get an unpleasant surprise in a month once new tenancy move in and city won’t let them turn on water until landlord pays the balance   Landlord was not notified, landlord could not of found out even if they called as city won’t give out private information.  

3) would getting the city (goose creek, sc) to approve permits on the foundation work open us up to unwanted scrutiny regarding the updates to the porch?

It's very unpleasant, but after the first time, it's not as frightening.