I would not want you to waste such a large amount on a deal you are not sure of.

Is the minimal lot size available without altering current property? 

Some would say that is a waste of valuable time when you could handle that over the phone. 

I'm finding some properties with minimal rehab for 80-90K, 3 bed/2 bath.

The bathroom was a hazardous waste site.

The Bay Area I thought was one of the most TENANT friendly areas of the country so I'd be shocked if in Virginia they would let this sort of foolishness go on man.In any case...keep your head up because I have to believe that when/if this gets before a judge again, they will look at the whole case.....including when she did not show up the first time and essentially wasted the court's time.Stay strong man...it will work out OK.

Property is old, 1907-ish, not rehabbed at all only minimal repairs done.

In one case to produce a lot of condensation with minimal cooling and in the other case a lot of cooling and the condensation is only a by product. 

However I read “miracle morning” so I only sleep 2 hours a night, and now I can make a little time for wasteful indulgences like BP

Don't waste your time setting up showings with people you know aren't qualified.