I have all the architectural, engineering, plumbing and electrical schematics complete and ready to begin.

Start over with a new lender (if you're working with a mortgage broker, have her start over with a new lender), two months means enough time for two clean bank statements without any crazy money movement to hit prior to closing.

I did let her know we would give her notice on showings and give her a week to clean up her place, but like I said she's not responding to any of my messages.

They are not your legal counsel and cannot act as such.This type of joint venturing with yourself is promoted by some as safe and clean.  

Whats your goalTo buy and hold $800 per month pn that price is great up to $80k all inOr fix and flipYou can do a "white wash"Just clean it out remove all the crap and carpets etc basically giving next investor a clean slate and buy a little bit bigger property that migjt be easier to lend onAlso look for trust deed investors that take 1st positionHard money most of the time wants at least $50k

Use that cash to clean up whatever needs to be cleaned up and educate however you want. 

Be willing to learn new things, especially when it comes to cleaning or fixing anything in/on/around a house or apartment.

I go in clean and paint and I can't do that with a tenant in there, so maybe you only lose 1/2 months income.

New electrical 200amps and HVAC system.

My goal is to update the electrical (this should be about $10,000 which I'll probably pay for out of my pocket) and then refi within 24 months.