Found the wood in the trim/moulding section in Lowes and it wasn't visible to the casual viewer unless they got down and looked up under the counter overhang.Next I tackled a really bad caulk job behind the sink and there I found evidence of dry rot that the caulk was covering.

The tenant was suing in small claims court for $5K and had video evidence of the horrendous state of their apartment.

Once the deed is recorded and you have a copy you can show the county, you can provide that as evidence and begin the STR application process even if the "automated" systems still show the old owner's name.

I’ve asked for police reports, received nothing, went to the house and found no damage or evidence of forced entry.

Now that it's time for her to approve Supplement A of the Broker Application she's unwilling to sign it, and won't present evidence to the state if and when they would ask for it.

Are they maintaining the home and providing me evidence of that?

Sealing can work but there is always a risk of residual evidence appearing later.If the fire was confined to the attic it will be far easier and less invasive to deal with.  

This post is enough evidence for them to get a court order to take it.Step 2. 

Do I pass it down to him with evidence?

I definitely want to fix the bathroom since that's officially broken and needs repair, but I think they can live with the door situation for a while (as made evident by the fact that she's been living there for 2 years).I'm not too concerned about spending the actual money, but from the perspective of managing the property, I'm curious if I should try to have my first year be cash flow positive, since I've lucked out and had 0 vacancy so far.