Remedy after termination.If the rental agreement is terminated, the landlord may have a claim for possession and for rent and a separate claim for actual damages for breach of the rental agreement, reasonable attorney fees as provided in § 55.1-1245, and the cost of service of any notice under § 55.1-1245 or 55.1-1415 or process by a sheriff or private process server, which cost shall not exceed the amount authorized by § 55.1-1247, and such claims may be enforced, without limitation, by initiating an action for unlawful entry or detainer.

The family there had owed $5,400 in rent and fees.

The scenario would be using a flat fee listing service where there is no agent. 

What is  reasonable cat fee?

They pay their late fee and are back to being tenant's in good standing. 5. 

Up to you if you’d like to provide invoices for other costs / fees that the tenant might face.

Another thing to note is that a lot of lenders don't allow wholesale transactions or will only finance a portion of any assignment fee, so make sure you speak with your lender about that.

My thoughts on this would be - when you're taking out all money that you have invested into a property AND the property has enough equity that any loan fees can also be covered through the refinance AND the property still cash flows, you're getting an investment with no cash of your own.  

Do most of them include the utilities in the monthly fees?

It comes out that they made adjustments on October 4th, to a few proeprty ledgers  18 months prior (april 2023).Also they  are trying to claim their 10% fee from the security deposits they are holding for me.They’re now claiming I owe them money that wasn’t owed, it’s only showing as owed beciase of the ledger adjustment referred to earlier.This reeks of fraud to me.