Right now I'm sending the summons out to defendants -- no hearing date set yet. 

I do at some point tell them to their face, if they get violent then I have a right to defend myself.

Nothing herein shall be construed to preclude use of an electronic signature as defined in § 59.1-480, or an electronic notarization as defined in § 47.1-2, in any written notice under this chapter or legal process under Title 8.01.I suppose I take some liberty in my interpretation, but it's because I've seen a judge dismiss a U.D. case when the defendant said they did not receive an email notifying them of the landlord's choice to non-renew.If you provide "notice" in one of the methods that code recognizes then I can't imagine a judge dismissing a case because the defendant says they didn't receive it. 

(not defending the practice, but I can see why an agent would want to chose one option on a deal vs. the other)

.- use the attorney at title and add it to the HUD-1We use a clause in the note that waives the right to defend a foreclosure in default, so the property returns to the seller without contest (varies from state to state I imagine)We also pay the sellers closing costsAll of this stuff is negotiable...you can always push things with these...like lower the down payment and have the buyer pay all your clients fees and your commission, etc.Give me a shout if you want to chat more about this topic.

AS @Wayne Brooks  states you can buy title insurance at anytime.. just contact your title company and order it and pay for it.. you will want this if you plan to finance it.. lender will require.. plus you want it to defend your title should something come up.. its like any insurance .. you only need it when you  actually need it.

He asks the defendant: Were you given notice?

Someone only has to think they’ve been discriminated against, to file a complaint and take up your resources to defend yourself.

@Olu Owasanoye I would certainly recommend defending this new multi-family property.

An FHA (DE) underwriter has to justify all loans they approve and be able to defend it if the loan goes bad otherwise there DE credentials could be on the line.