I like the idea of pre-foreclosure especially, but have not found up to date data for that specifically.

Hey @Corey Gelineau - Real estate licenses are STATE specific; however, some of them are reciprocal.  

If possible, could you please break down the most specific step by step process you take on your flips?

What did they do specifically?

She specifically does a lot of STRs, so I believe she's the go-to in the area.As for Fredericksburg itself, I agree with @Evan Tuuk.

Not only is it the right thing to do to help them get their legal ducks in a row about knowing SPECIFICALLY what the seller did wrong, ie did not disclose and can prove it was done for the sole purpose of deception to make the sale "smoother" but it can help you look good and have you learn how to avoid in the future (as you say "tighten up your due diligence")It sucks when agents "help" 1st time or largely inexperienced buyers long enough to make the sale and get their commission but then peace out on the client when something like this happens.It It seems like you are attempting to do the right thing which is admirable bc at the end of the day, the court system is the closest thing to a "business police" that ppl can get. 

Quote from @Sonia Vanegas: You both screwed up by failing to be specific.

I don't know your specific market all that well but have you done some analysis on your ADR during the high season X your high season occupancy rate and determined whether taking lower priced slow season bookings vs letting your property stay vacant during the winter averages out in your favor?

However, consider calling the VA’s regional loan center or speaking with a VA-approved lender who can interpret the rules in a more specific scenario tailored for you.

If you need eyes and ears or want an opinion on a specific property, I am always happy to assist.