For all of you experienced investors, what is you best advice for someone starting out, and what specific action/ research should I be taking the next couple months to be ready to make offers in September? 

if she's as amicable as you say she is, then you shouldn't have any issues getting a seasoned attorney's opinion on what's the best course of action for you is right now. 

Now the basement flooded after a crazy storm that's documented in national news.

We’ve been talking about real estate investing for over a year and a half now and we are ready to take action and get going.

The City absolutely knew it was vacant for many many years because the owner was not maintaining the units and was in an active code enforcement action.

This used to be easier to do before the eviction moratorium; in some states judges aren't even willing to hear these cases.I'd apologize to the new tenants, change the locks and if the former tenant shows up again, tell her to get off your property or the law will be called on her.If she wants to pursue legal action against you (claiming an "illegal eviction") your pictures, history of attempts to contact, etc. will be your evidence that you covered your bases regarding this matter.Gail

@Jay Hinrichs - I can not imagine rent control in Milwaukee, that would be really bad news!

So I would talk to her, let her know what you are doing and why and be sure to answer her questions etc.....This way, she hangs around you are limiting the amount of time that you have to sit and wait to take action.  

The good news is that there are a bunch of direct lenders for investment properties.

Anyone work with an investor friendly lender in the area or faced similar issues and figured out a resolve to them or have a recommendation for best course of action?