Appreciate the cautious words surrounding the BRRRR method. 

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.

Has anyone purchased a single family home or Duplex in WI using this method?

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.

I think I’m going to go with the wholesaler route for a bit and see how that works out for me and then try the other methods if I’m unsuccessful 

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

I adviced him to use a cash for keys method.. let's see which happens first

Another method would be to hire a mentor to help you.

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