Indy is the only one I know of that is friendly to more than 10 props, however you are correct, they don't do anything stated anymore.Aurora still has aggressive LTV's, but closing one there is a pain in the neck anymore

I still have an IRA with a private financial planner who's obviously ripping me off on fees every day.I'm still neck deep in a rehab a year after I had originally planned to have it done.

Terri Stewart. 397 Little Neck Rd, Virginia Beach, VA(757) 473-0666She handles all of are taxes. 

good to hear from someone local, since we are kinda isolated in this neck of the woods. 

If you are worried about someone trying to muscle you out of your deal or out bid you after your seller signs it you can have them sign it with a notary and have that purchase agreement recorded at the county recorders which would cloud title.

After you know all those laws, I would talk with the seller about notifying the tenant that you will only (this can be done through the contract) be purchasing the property if they evict the tenant in the time period of escrow, and the unit needs to be investigated while in escrow, or you want a reduction in price due to the lack of knowledge of that unit.I have inherited a tenant and California is way different and more strict with tenant/landlord laws than most states, but luckily the tenant left without too much muscle (figuratively speaking).

You're up in my neck of the woods.

If you're ever down in my neck of the woods, let's sit down and chat! 

I would like to lay out a scenario, and see you guys flex your BP muscles and show me the way. 

Feel free to reach out for help as I am in your neck of the woods on a daily basis.