The son said that the father took out a reverse mortgage and that after the father died, the son went to court and the judge said that the mortgage company could not take the house.

This is where the courts hold the rent until repairs are done. 

It means you are playing on the court, not sitting in the stands.On the surface your numbers look great, but when I looked at your per unit cost your expenses seem very light.

I just want her to leave, because I don't wanna take it to court.

Finally I believe a lot of Florida county recorders and courts have pretty good online resources, so be sure to check those too.

Hey James,Not an expert or legal scholar by any means but my 2 cents.If I "Knew for fact" it was Asbestos (Provable in court that I knew it was) I would contact a high end company specializing in removal and get their huge bid to have it removed.If I "Thought it may be" or "based on age could be" then to me it is just old ugly tile to be removed and replaced.

anyone know of a vendor who provides ALN type market data on Multifamily complexes in Seattle?

Tax Court. 

Hopefully they take the money and leave before I have to go to court.

Don't go by what the seller "thinks/remembers" look at the documents and recordings in the clerk of court, available online.