First of all, if you decide to purchase the property, stipulate in the contract that no renewal of tenants or lease occur during the buying process.  

To my offer they countered with 104k and they would pay all closing cost, but I could not use a VA loan (This part was a stipulation before I put in the first offer). 

New York state has an eviction moratorium through Aug 20, tenant was past due six months on his court stipulation, but paid three of those months totaling $9,000 two weeks ago, now four months behind.

If you are raising capital, your investor would want to know how much money you will return to them and the only way will be by stipulating a selling price.

The stipulation for condos is that it must be a FHA approved condo complex.

. = if I'm using the BRRRR method, what are the pros/cons of hard money lender vs, a loan from a local bank.Think of hard money lenders as your loan shark with higher points but may or may not require strict stipulations unlike a conventional loan which is usually what you get from a local bank.

Other than rent-controlled areas or other local stipulations (I think usually for apartment complexes), you can offer your own new terms.

Do we need a survey.....It’s 3 acres....what other stipulations would be needed.

Per the court stipulation, the tenant (who was and still is working) was to pay March's rent when due and arrears by March 24, 2020 or else the Sheriff would serve the warrant on the 25th. 

If your loan somehow has a market value stipulation I would go find another lender.