Conventional methods haven't worked and so I brought in a professional. 

I am assuming that despite our letter she went back to smoking in the unit.My question is has anyone had experience getting a smoke smell out of a home and what methods did you use to do so?

Anyone know of any websites, groups, associations, friends, etc. that invest in these types of deals?

I have some friends and family that are willing to invest with me.

https://www.biggerpockets.com/blogs/5868/52724-im-new-to-investing-how-do-i-find-an-investor-friendly-agent

Walk away.In order for the lender to obtain the necessary capital to fund that loan, it has to pass an initial environmental survey. 

Nick Vertucci.. of course he is a guru so many on this site don't care for those guys.. but I started with Nick funding his first deals for him in Detroit circa 2002 .. very proud of what my friend Nick has done..

Generally, what your going to be buying to successfully complete the BRRR method will not qualify for a conventional loan because of the condition of the property.

Luckily we live in a business friendly state that makes this information accessible for the researched business owner.

And, a more important question, if these are family or friends, are you ready to lose them, if a bad surprise arises?