A typical corporate or real estate attorney will not have that kind of knowledge and could lead a client into potential trouble.

I'm going to outline what all I have done since this property leading up to the sale below, not to brag, but to give a real world example that all of this can work.

We have a lead in Houston, that we need someone to help with.

Given that you let it sit for a year, leads me to believe you are in over your head and need to walk away.

I am ready to break away from my analysis paralysis  and jump into action.That being said, I think I have a good lead on a FSBO in my area but not sure how to move forward from this point.  

If you have a cash buyer that you know will take it, and you trust them enough to show it prior to getting it under contract, why not just take a birddogging role instead?    

My options are one of two things, put faith in the current owner and hope he fixes this tenants complaint within 7 days as stated in his lead (which I have a copy of), or potentially walking away from the deal as this problem will become my problem once we close.

Especially, if they can show she has neglected her role in maintaining the property IE: ECB violations. 

She's emotionally drained right now from this property or dealing with the bank or whatever lead to her falling behind.

But that leads me to my next question.