In California there is a 2 year statute of limitations to file a personal injury claim.Also, to prove a claim tenant would have to prove you had notice of a dangerous condition. ( in California)I am an attorney and you can pm me with any other questions.

Am I in obvious danger if I move forward with her anyway knowing she's representing the seller.

Yes, that is fine however, I would be extremely careful doing this for your first time, you are over leveraging which is highly dangerous and places you in a very vulnerable position.2.

If this post sounds like it's lacking not substance that's because I have no clue on what I'm doing.

Further, much to what I have already said, the real practical matter is it is dangerous for investors to have this type of mentality.  

Now I am dangerous.

If you enjoy that then get long distance rehabbing :-).On a more serious note you would be better to start with learning the ropes on some easier deals first to reduce your risk of capital loss.I hope you understand the reason nobody is just answering your question is because our collective experience says it's a really, really, stupid and dangerous idea.  

Unfit for habitation is defined as: “A condition which renders a building, structure, or any part thereof, dangerous or injurious to the health, safety or physical welfare of an occupant or the occupants of neighboring dwellings.

I know I'll be looking on the south/west side of the city but I don't wanna get into the dangerous areas of Chicago

I am reminded that the Phoenixville code inspectors -- who come around each year -- look askance at the use of portable space heaters by tenants -- mostly bc of the dangers of tipping, damage to cords, and fire hazard from folks trying to dry damp clothing on them.