Buy the house and loan her the money. 

So the though Hey I have an 800 fico and I should get a loan does not work.

There are likely work arounds and you will need to discuss with a loan officer.

House Hacking using the VA loan to live on one side while renting the other is great.2.

Quote from @Juan Ruben Cortez: I believe the funding fee is 0.5% of the remaining loan balance, plus maybe another $500 - $1,000 in lender fees. 

Be patient, as these types of deals often take longer to finalize due to organizational processes.If you’re unsure about specific aspects, consider consulting with a local real estate attorney to ensure everything is handled legally and ethically.

I give them a deadline to respond, very clear terms of how we will move forward with the option they choose, and I make it clear this is my final offer.

In today’s market most homes will be worth more than their outstanding loan balance unless they are VERY recent purchases with little to no money down.

Loan is just over $108k. 

Research the area's nuances, understand BRRRR financing strategy, network with local investors, analyze potential deals, use VA loans wisely, explore financing options, and network through investor groups.