I’m worried they won’t leave or damage the property.

But that means we have to push this out even further and the longer the issue isn't addressed, the more damage that is being done.

I would get a professional opinion from a qualified contractor , you may have storm damage already that could possibly be covered by your insurance 

If you buy the next deal correctly you won't damage the inherited property or kill the current cash-flow.

So basically I'm at risk of the tenant damaging my property and not having a way of going after her because she is not signed to the lease. 

As far as the SD, disperse it as usual...apply any damages and refund the remainder.

Any damages  a tenant must pay for, unless its an act of nature or tree roots. 

For example, California has a TDS and SPQ, basically tells the buyer exactly what is going on with the house, and the seller needs to disclose or the buyer can come after them for damages.. 

The biggest thing right now is to stop putting up mental blocks—you can achieve success as a mom of 3, but it’s crucial to push past the mindset of failure.

Having a detailed rehab plan and experienced team is critical.Not Screening Tenants Properly:The rental phase is crucial, and bad tenants can cause property damage or miss rent payments, disrupting your cash flow.