@Kathi Miller there's a lot of posts on the BiggerPockets forums that are not accurate around the service animal vs emotional support animal distinction, in some cases due to discrepancies in state-state laws and/or misinterpretation of ADA guidelines in this area. 

We were thinking our best option would be to sell on land contract both ad a deal or the house on contract and sell the land next door straight up to someone but to who?

@Ada Tor I have a rental in NJ that I finished a BRRRR on in April, hired a PM, and they suggested a rental rate of $1450.

If they have not confirmed an hour prior to their appointment, I send this text to their phone (which was required as part of their contact information I required in the response to my ad):As I had requested in my email, you have not yet confirmed your apartment showing for this evening, scheduled for 7:00pm.

Most FSBOs who are willing to work with a buyer's agent will say so in their ad.  A

I’m finding conflicting info on the web about Virginia and ADA laws for ESAs.

These include local, state and federal regulations, as well as fair housing regulations (such as the ADA).

Regarding the "established" renter... make sure that you are covered regarding any special needs this tenant may have and the previous owner either ignored or handled via a verbal agreement.You could get stuck with a lot of ADA issues and not even be aware of it... better to find out prior to purchase.Good Luck!

Would focus on the following:Zoning, special/conditional use variance process, planned zoning, Engineering- building, traffic, soil compaction, water flow, Permitting, fire suppression, fire hydrants, storm pounds, storm sewers, ADA,     Governmental- soil erosion, floodplain, wetlands,Leasing, NNN, CAM,     Valuation approaches.  

, insulation, ADA, storm ponds, fencing, insurance, financing, NNN, market, road access, etc.