Justin:When Thomas asked about legal non-confirming, I do not believe he was implying your house is not compliant with building and fire codes, but was asking if it conformed to local zoning by-laws.We have student housing as well and it has been our experience that most university towns have occupancy by-laws limiting the number of un-related adults in a single dwelling unit (usually to 3 - 5) which are specifically aimed at student rooming houses.  

Doing the math on the property with a traditional 20% loan it looks something like this Purchase Price (Max Offer Price) $90,000 Percent Down 20% Down Payment Amount $18,000 Amount Financed $72,000 Interest Rate 4.85%  Closing Cost $3,150.00  Costs of Repairs (Make Ready) $7,000  30  Mortgage Payment $379.94   Rental Income Monthly Annual Unit A $1,050.00  Vacancy Rate 5%  Net Rental Income $997.50  Expenses Monthly Annual Property Management Fees $105.00 $- Leasing Costs $50.00 $  Maintenance Reserve $60.00 $ Utilities $12.00 $-  PropertyTaxes $45.83  $ Insurance $80.00  Total Expenses $352.83  Net Operating Income $644.67 Net Cash Flow $264.73 HELP PLEASE, this looks like one of those properties I would be fool to let pass by.

Just heard back from the lawyer, so thought I would update this thread in case others are searching for an answer to this in the future.The lawyer confirmed what the state was telling me, which is: If you want to buy properties to fix and flip or rent out in the state of Virginia, you, the owner/investor/landlord, must be a contractor.  

I was hoping to just drop a letter in the mailbox so I'll confirm that's acceptable in Polk county. 

I am sure $20K in legal fees, recording, and reserves would be needed to do that.So, keep it simple and build a 5-plex or 6-plex of side by side townhomes that an investor would love to buy because the rents support the value.

Can you confirm that or possibly point me in the right direction to research?

So, yes, I believe it i possible if you are able to find decent cash flowing properties and keep some back for reserves (which the banks want to see anyways).  

She will not receive full confirmation until next week when the company gets back to her regarding an open position.Both girls have offered to a pay higher deposit if needed..

I am only looking for confirmation that my offer was submitted to the seller and to get the seller's response. 

There are no reserves or room to move.