Always bet on the jockey, not the horse.  

My lender told me I need to bring 9k and change to closing, now that the seller signed the contract my attorney sent me paperwork detailing her fee amount and services provided including THOROUGHBRED TITLE SERVICES for record deed, city mortgage recording tax% amount, loan policy premium ect.

I've been talking to a couple people in Virginia and they're telling me I'm putting the cart before the horse.

Sounds like you put the cart before the horse here.

oh man, wondering where you get contracts is very much cart before the horse. 

You're putting the cart before the horse.

Am I putting the cart before the horse?

@Vince Madden I don't want to beat a dead horse but syndication is easily the fastest way to place your capital in the US market and minimize risk.

Slowly improve the units,  raise the rents, add amenities to generate other income streams, and ride the horse to wealth and happiness.

And remember that ESA covers any animal, horses, snakes, you name it.