And can be risky for buyers who try to scale this and do not have SUBSTANTIAL cash reserves.buyer starts defaulting on these and does not have the protections you put in place for the sellers.. the SEllers get very mad and start filing complaints of a criminal nature.. many SUB TOO equity skimmers have found themselves in deep trouble and in Jail ( where they belong).I rescued a company in Oregon that did about 35 of these.

As I work through the process, my first request is for referrals and/or direction on finding investor friendly Closing Agents that handle Wholesaling in Virginia.

I pulled up this afternoon to finish up the apartment and give the landlord a call and they had already began flipping the apartment and threw my personal belongings in the garbage that was left in the apartment when I was cleaning today knowing I had until the 31st.

What is the best way to handle the situation wih the sellers?

Keeping in mind that every lender is different - they have different appetites and risk tolerances (pricing typically is relative).Lenders want to see:A good deal - something you can make money on - that should be important to both partiesSome liquid assets - Money in the bank, the ability to handle a deal if there are cost over runs or a long holding period. 

Really need to gather some information on poor property management service and how to handle getting important things done in the rental unit?

The workforce you will have to pleasure to be working with, at the amounts that you are willing to reluctantly part with, should be able to handle anything that is standard and cookie cutter.

For the size of you project, I'd make sure you get a 9-12 month hard money loan. 6 months won't be long enough.

Both properties were the result of direct mail campaigns, so this approach definitely works for small multifamily.Go to Listsource.com or another list vendor and build your list with your desired property criteria, then either do your own letters, or use a site like yellowletters.com to handle your mail campaigns.

If you belong to a real estate group where these people are then they might give you a ball park figure for free.