In Virginia, a Memorandum of Contract is a commonly used and legally recognized instrument to cloud the title when a party has an equitable interest in a property due to a signed purchase agreement.

This is common, when you initially list a property the interest is at it's highest for the first week or so then it wanes after that.

Worn out carpet is common especially with new builds.

I’m looking for smaller properties around 600-1000sqf, preferably 2bed/1bath which is common for the area.I can put down 20-30% down payment.

What tends to work best here is presenting lenders with a detailed scope of work and rehab budget, plus a clear resale strategy with comps that support the projected ARV.In fix & hold strategies like BRRRR, it’s common to use a short-term loan (hard money or private) to buy and renovate the property, then refinance into a long-term DSCR loan once it’s rented and stabilized.

The reason for disclosure of LBP, besides being a federal law, is it exists in highly wearable and commonly accessible areas, and degrades.

It's all common sense stuff you might as well just watch a 10 min youtube video and be on your merry way

Permitting delays, rising material costs, and contractor issues are all common.

What’s the most common reason they fall apart in your experience?

It’s quite common practice when leasing properties.