Obstructive tenant

Access

We purchased a property with a tenant in situ.  Right from the off she has been obstructive and uncommunicative.  We managed to see the property during buying process (we were newbies - it was from another landlord - now we know why he was selling) and told her we would sort out any repairs etc as her previous LL hadn't done so - her actual words. 

Well, there's the start.  It was her all along and don't we know it.  She won't allow access or agrees and then feigns all sort of illness and other reasons not to allow anyone in.  She was in huge arrears, but a threaten of eviction seemed to sort that.

She has made lots of requests and we've sorted them asap (subject to access because, of course, it's something she wants)   She says 'Jump' and we say 'How high?'

Agent managed to get in after a formal letter told her he'd simple go in using our key.  House is a mess of course and lots of damage caused by children (she claims).

Agent happened to send the rent increase letter simulataneously and she's totally kicked off.  Threatening to seek legal advice about the state of the house, but it's of her doing.  

Bottom line - we've done everything we can within our power to sort out that house, but she's the one who blames us.  

We're off to mediation and then thinking about evicition. 

Just wanted to rant really, although any thoughts or advice would be welcome.