If I am not sure it is vacant, I post a notice telling the occupant to call and If I do not here from them in 5 days I will presume the property is vacant.I usually just take it to auction.

Considering the owner hasn't paid taxes in several years, he probably won't bother with a legal battle.I missed that little tidbit (foreclosed) in the description.Interesting that our poster's attorney is not thinking along those lines, or it would seem.Anyway, if that is the case, those junior judgment liens would presumably have been wiped out by the foreclosure.

Presumably, you will only need the money for ~6 months.

At this point, my main activity will be buy and hold investing, presumably after doing some necessary rehab.

(IN Re Lawson, 48 BR 31, WDVA BANKRUPTCY)Second off; Here is a pretty boilerplate residential lease term that is used in Virginia which has provisions for 25% liquidated of collections costs for attorneys fees:https://livewithmsc.com/wp-content/uploads/2014/04...Third off; Here is a checklist for one of the larger jurisdictions in Virginia, Fairfax, which explicitly mentions the Court's consideration of the liquidated percentile fee in contracts; namely that absent contract terms, the presumed amount is 20%, but the Court favors the contract terms:http://www.fairfaxcounty.gov/courts/gdc/publicatio...Fourth off: Here is a lease agreement that actually allows for landlord to collect *all* fees related to breach. http://sacs.bridgewater.edu/files/common/Sample%20...Fifth off;Here is case law that explicitly says, for Virginia, reasonable analysis only happens absent contract terms.Mullins v.

Presume the rent is late so send a demand for unpaid rent and late fee along with the 30 day notice of termination now.

I got one more for for ya:  I presume if I am considering a BRRRR strategy that I would also want to make sure I have my refi ducks in a row before even beginning the initial offer on the property - should I also have a prequal with a bank set up to make sure I am covered for the refi 6-12 months down the line?

A landlord is presumed to have refunded a security deposit or made an accounting of security deposit deductions if, on or before the date required under this subchapter, the refund or accounting is placed in the United States mail and postmarked on or before the required date.

I am guessing they all offer about the same service for the same price.With ***********, my prospective tenant pays the $35 fee.In some cases the mere mention of a background and credit check has scared off some people presumably because they had something to hide.

Abandonment is conclusively presumed if rent is unpaid for fifteen days following the due date and (1) a substantial portion of the Tenant(s) possessions have been removed or (2) acquaintances of Tenant(s) or other reliable sources indicate to Agent that Tenant(s) have left without intending to re-occupy the premises.