Offer them something in return (e.g. if you provide appliances and those are old - try to replace the stove or dishwasher), so it seems like a softer blow to the tenant.

My area it is $6 sf to replace with a moderate LVP. 10 year life span. $18000/10 year life span/12 months in a year= $150 per month for 1 item.

But what questions should we be asking other agents that we might want to hire as her replacement?

Other than the foundation; usually the age of the systems - roof, electric, plumbing, and hvac - can tell you if repairs/replacement are needed.

A fair amount subfloor and joists were replaced due to termite damage. 

In my area it is $6 sf to replace with a moderate lvp. $6000/ $8 left in budget=750 months before your budget will allow you to replace the floors.

Unfortunately, around 6 months ago I lost my good paying W2 job and have not yet replaced that income.

1.Replace The Toilets… all the Toilets, everytime2.Don’t use the seal that comes with the toilet, They’re junk, and toilet water may drip into your dining room.

Turnover cost (cleaning and repairs, but also typically 1-2 weeks of turnover time with no rent -  it’s possible but very rare that you can turn over in just a day or two, even in a strong rental market), then there will be service calls/repairs/appliances replacement and maintenance, flooring, painting, etc.  

House was in terrible condition upon purchase with these problems:*Foundation needed to be updated/replaced*Beetle damage*No kitchen*No flooring*ADU with no bathroom, kitchen and uneven slab.