It is a SFH so I do not have 24 months of utility records but the average is around $450/month for power and $100/month for water. 

The good news is that you have an established tenant, with a proven record of profitability, and tons of equity. 

Then Code enforcement uses the information in the CU report to start issuing code violations (usually within 10 days of the CU report being publically recorded). 

And keep good records.

We found it on public records because the seller had an NOD filed against it.

You would have ongoing filing requirements with the State and would need to keep business records and documentation.You also want to look at whether a pass-through entity helps your bottom line and your taxes.

Inexperienced investors tend to (1) get exited about deals without having the experience, knowledge or ability to properly determine if indeed the deal is good, bad or mediocre, (2) take what the seller says as gospel not realizing most sellers will exaggerate, lie and or withhold vital information to get what they want, (3) engage people who will provide opinions for free rather than pay a competent professional, (4) get emotionally caught up in the deal and very defensive when receiving an opinion or information that doesn’t support their dream, and rationalize that more experienced people who point out flaws are “jealous, negative or haters”.Btw, no one can provide any knowledgeable answers to your questions without first analyzing the deal, your ability to come up with a down payment, your credit capacity and banking relations, if you have a track record, your experience with similar property ownership, etc.

On the county probate records website should I be pulling the list based on the deceased date or the date the petition was filed?

(for the record I don't ask her to do that). 

Records from your county courthouse will show you who filed to open the probate case.