Perform a deep dive research into all legal aspects of the specific investment.  

Norfolk is pretty loose on regulations, but fewer areas are desirable, and Virginia Beach has very specific locations that can be STR (Sandbridge and The Resort District).

@Meli F.What was the quote of the person you were going to use.Our leases are specific that we are not responsible for any costs for services they order without our approval.

Of course I did that.... before even posting on Bigger Pockets, but I'm not seeing anything specifically about this company, just a bunch of businesses with similar names that do construction.  

Specifically, you should do a deal only because the (complete, comprehensive, accurate) numbers tell you to do so, not because the calendar tells you to.

Not sure about your specific situation, so the above may or may not apply to you.

Given your experience and strong financials, you have some solid options:Commercial or Portfolio Loan: These are tailored for investors and can help you avoid personal guarantees, especially since you have an LLC.BRRRR Loan (Buy, Rehab, Rent, Refinance, Repeat): Some lenders offer BRRRR-specific loans with funding for purchase and rehab, allowing you to refinance based on the new ARV once stabilized.HELOC or Cash-Out Refi on Current Rentals: Tap into the equity on your single-family rentals to secure funding for the 4-plex purchase and rehab without high origination fees.Each has pros depending on your cash flow goals and timeline.

We made specific trips to the local police precinct to speak with the drug task unit, but importantly, we networked with someone who absolutely knew what they were doing. 

Pay for 2 hours consultation time from an attorney experienced in contractor real property law (if you don’t know of an attorney contact me and I will provide a referral) to understand the specific applicable laws, the risks, and potential costs2.

Is there a specific reason your potential tenant is hesitant to provide a legitimate ID?