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

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!

@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.

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

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.

I believe that most people understand that there are regulations in the hotel industry - health and cleanliness standards, must be ADA accessible, can´t discriminate, etc - and most of us here on BP understand that there is a long list of rules we must follow when renting (Fair Housing etc).

No guarantees, but homes in Ada County under $200k are flying off the shelf. 

And I might as well nip this in the bud before people chime in with the ADA.

Nor did I take into account code upgrades/ADA. 

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.