I've yet to force a foreclosure in either of those counties  so cannot comment specifically on what the protocol is. 

However, when I ask why they say that, they can offer no specifics. 

"In the case of any investment held by the tax payer for at least 10 years and with respect to which the taxpayer makes an election under this clause, the basis of such property shall be equal to the market value of such investment on the date that investment is sold or exchanged. " If anybody has questions specific to opportunity funds DM me.

I want this and if I make mistakes along the way, GREAT. just more lessons learned.Tl;Dr Does anyone have Virginia specific purchase/assignment contracts?

On average range from the high 5% to low 8%  plus or minus depending on some specific adjustments based on property type, location, credit, experience, etc.

Upper (and lower) South Providence has had some economic redevelopment type money for specific properties over the past decade, but I don't necessarily feel it's improved the neighborhood as a whole.South Providence is a closer to downtown, but Silver Lake is closer to the west end which is also nicer so I think they're about the same, if anything Silver Lake is slightly better since downtown/downcity isn't really residential.

Reach out to discuss specifics some time. 

I think this is very area specific.

Are hard money lenders looking at the specific property (that is not yet under contract) before deciding whether or not to loan?  

This is a question specifically for the US or Canada.