It typically requires documented permission from the owner.  

Get an LOI non-binding signed with a confidentiality clause where you can get a first look (initial review period) over the sellers property documents.

Common pitfalls are poor underwriting, poor risk assessment, being over zealous, sacrificing prudent lending practice to gain an edge on competitors, no take-out for you loans, lack of available capital, over-promising borrowers and not delivering, improper loan documents or the absence of material docs. 

Either way you are signing a document saying you will occupy the property within 60 days.  

They didn't provide any information they used such as number of bedrooms or bathrooms, nor did they provide any supporting documents along with their letter.

I request the members to please go through the document and tell me if this property is worth investing in.

A 1031 would solve that but you want to make sure that you can document your statement "I originally purchased this home to turn into a rental".  

Looking for legal reps in Virginia w/ experience in drafting required documents and facilitating a wrap loan. 

How will I know that the documentation he provides is real?

Check out the documents on the menu for BiggerPockets.