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!

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

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. 

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.

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.

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

Do inspections.

The plan aims to reduce living costs, gain landlord experience, and move closer to long-term financial goals.Good luck!

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

The last thing you want to do is put a deal in a contract pay money for inspection and get an appraisal when you could have just ruled it out from the start with that.