I suspect her HOA is included in her PITI such that the PITI includes full escrow (taxes, insurance, HOA)

Yes and estimates come in different levels.Looking a just a listing, the first  pass is very rough and should be viewed as suspect. 

It may be, but I suspect that you will find out it is not covered.Assuming it is covered, how much will your rates rise?

It is fine to try to sell people on things you have no personal interest or gain in....but when you are trying to do it for your own benefit, the post is suspect and not 100% unbiased. 

If the vendor's mortgage is assumable, I suspect the lender will not be keen on it being assumed by a foreign national.The good news, you are playing in Brain Gibbon's sandbox, so he can give you ideas on how to approach the situation.

Assuming they don't show up to court or contest it which I don't suspect they will since they've had the opportunity over the past 4 years to do so.

I suspect that if I went back to my original model of the deal, we barely broke even if we moved out and it turned into a rental. 

If your tenants can't flush, they'll still try and you'll get the call to clean up the mess (ask me how I know that).Old buildings are always suspect for mold, asbestos and lead.

I suspect the reason for this is that the majority of travelers are couples.

Unfortunately I suspect you are going to need a lawyer.