I'm sure that affects my ability to secure a loan.  

 @Rob ChamberlainGoogle "Wisconsin Residential Landlord-Tenant Law" and check-out the info on the Wisconsin State Law Library website (wilawlibrary.gov).

I currently am interested in a property for sale for 37000 with a ARV of around 100000 to 150000 dollars i need around 30000 for rehab and i am looking to secure 65 to 70 percent of ARV  with points and or closing cost financed into the deal is this possible 

You just have to be careful on such letters sent to investors ... it may be said (by both the SEC and the state) that you trying to 'issue a security' -- which is a regulated activity.

Chattel financing, unlike mortgage financing, is secured only by the state issued title for residences that are, in actuality, nonmotorized vehicles which can be moved and relocated as the owner desires. 

If the record owner is deceased, absent a secured creditor gaining title via foreclosure, you'll need to find someone with standing to legally be able to pass marketable title to you.Determine PETIO:PropertyEquityTitleInterestsOpportunity.Check death certificate, obits, neighbors for leads re: relatives, social media, and obviously name search the decedent online. 

Originally posted by @Eric F.

Senior Citizen tax benefits hint that the owner might be dead so I also check the Social Security Death Index (Ancestry.com, subscriber service).CAMA.

Give them the security they seek.  

@James W. , I had a similar issue on a 100 years old house too.in my case i resolved by improving a badly designed/implemented gutter system (all the rain water was just dumping over the walls, soaking into them then getting into the basement) and diverting that water away from the house. 2xprimer + 2x good paint.maybe this is the case here.if you don't want the hassle of getting rid of the existing tenants, vacancy and finding other (hopefully) better suited tenants, maybe first you can just paint the place inside and outside and resolve any safety issues (rails). what did you repair to the place?