They'll even help you file revisions to previous year's returns to get deductions you didn't know you could claim when you filed.

In Texas I believe the state will find some way to award the estate to a relative or somebody, even if nobody claims it.  

He claimed dog is gone and I didnt see it when I visited again. 

He claims he is THE AUTHORITY in that field.

Immediately after getting an LOI or contract i request the following items....Exhibit BInventory of property tools, supplies and personal propertyExhibit CService contracts including trash, laundry, extermination, lawn service, etc.HVAC and/or boiler reportsExhibit D Property management license (if applicable)Certificate of occupancyExhibit E Certificate of insuranceInsurance claims history for the past 2 yearsExhibit F Commission agreements with the leasing staffCurrent property management contractAny other vendor contractsOther Requested Due Diligence DocumentsLast 2 years of financial operating statementsA year-to-date operating statementLast 6 months of bank statementsUtility deposit registerUtility bills for the last 2 years.Property tax bills for the last 2 yearsIRS Tax returns and addendums for the last 2 years (as relatedto the property only) Articles of IncorporationGood Standing Letter from the Department of RevenueAny licenses in the name of Sathyam EnterprisesRent roll for the property for the last 2 yearsSecurity deposit registerPayroll recordsEach different lease typeWritten property policies such as pets and parkingInformation on all rent concessionsList of any uncompleted maintenance requestsMaintenance and capital improvement history for past 3 yearsLitigation history on the property for the past 5 yearsAny operation manuals for the propertyTitle policySite planArchitectural plansEnvironmental ReportsAny mold inspection reportsAny lead-based paint inspection reportsAny fire system reports or citations

She isn't super motivated, but I've met with her a few times and I know she will sell it for the right price and of course claims she doesn't want to be greedy.

Just bite the bullet and eat the water cost and claim it against your taxes. 

I also like all the different financing options that are available to you once you claim it will be owner occupied, makes it a lot easier to get in to initially and you get some up close and personal landlording experience.

As far as damages once she is out, then from security deposit you would take damages, rent owed, court costs, ect.. and you may have to file another small claims court action to get that money if the amount exceeds her deposit. 

I believe a previous tax buyer would take precedence as their claim to go after the deed would come sooner than yours (i.e.