If someone can shed some light as to the specific law in VA regarding it would be a great help!

Definitely shed light on how to proceed in the future.

well from my cheap seats.. the only correction I see is if interest rates go to high too quick.. or regional IE jobs leave.other than that there is not going to be a mortgage melt down so in mind view no massive pending correction or bubbleand to have a bubble bursting type scenario ( according to Bruce Norris and I agree) the market needs about 40% of MLS or open market properties to be OREO or bank owned or short sales.. and we are just not there or even close to there.so many props have been bought for cash.. you have guys like @Steve Vaughan shedding debt he is not the only one..

(is the area viable as a MTR, can a shed be rented out for additional storage, etc)In general you want it to cashflow as an LTR but asking as there may be other items that should be included, removed or changed that can help you make a more concrete decision. 

Never paid her entire deposit, owes late fees, had unauthorized pet, did not take care of appliances and sink drains, called police on my husband for being in the shed that only we use and she knew he was going to be there. 

You can also increase income by adding laundry, renting garage space / stalls / sheds / storage.

First, the father wants to move a small 8x6 shed that is in the "middle" of a rebuild onto the property. though my lot is only .31acres, i do have enough room for it next to my current shed, or even in their separate driveway, does this sound like the beginning of a horror story ?

I admit that Keller Williams and Century 21 seem to be a fit but I would like to hear from others who could shed light on their experience going from a Full Time cubicle to Part Time agent before eventually becoming an investor. 

That said, if anyone can shed led on the whole acting as an RE agent and wholesaler / lowballing vs. listing the property dynamic, I'd be very curious to know how that all works.

There is a backyard with two small sheds which I would plan to rent out for $20/mo. or something.