Buying apartment complexes and student housing in Virginia, from the New River Valley to the student submarkets near Charlottesville and Harrisonburg: why the certified rent roll is the asset, how security deposits and prorations transfer at closing, the by-the-bed leases that set student housing apart, assuming Fannie Mae or Freddie Mac debt, and the survey and title work.
Buying Virginia commercial property that carries a cell tower or billboard lease, common along the Interstate 81 corridor through the Shenandoah Valley: how you inherit the landlord's side of the lease, what a recorded memorandum shows, the access and utility easements that come with it, and the advertising permit behind a billboard.
Buying commercial property at foreclosure or tax sale in Virginia: how the trustee's sale and trustee's deed work, which liens a foreclosure wipes out and which survive, the court-supervised judicial tax sale and special commissioner's deed, redemption deadlines, and what it takes to get title insurance on a distressed purchase.
Severed mineral rights and split estates in Southwest Virginia's coalfields: what it means when the surface and the minerals are owned separately, the mineral owner's dominant right to use the surface, how coal and coalbed methane can be split further, why title insurance excepts severed minerals, and what a buyer should confirm.
Church and nonprofit real estate in Virginia: how congregations commonly hold title through court-appointed trustees, the Section 57-15 court-approval step for selling or mortgaging that property, the congregational and denominational approvals behind it, how nonstock corporations differ, and how the closing works.
Data center site acquisition in Virginia, from Loudoun's Data Center Alley to Prince William and Henrico: the transmission and substation easements that control the deal, redundant fiber and conduit easements, parcel assembly and contiguity, recorded proffers, and the regional recording costs.
Utility-scale solar land leases in Southside Virginia: why solar runs on a long ground lease rather than a sale, what a landowner should check before signing, leasehold title insurance for the developer and lender, severed minerals and crossing easements, and decommissioning bonds.
Reverse and improvement 1031 exchanges in Virginia: how a reverse exchange lets you buy replacement property before you sell, how an improvement exchange builds value with exchange funds, the exchange accommodation titleholder that parks title in the meantime, the extra deeds and recordings in the chain, and the deadlines and lender coordination these advanced structures demand.
Commercial condominium closings in Virginia: how the Virginia Condominium Act structures unit ownership, the declaration, bylaws, and plat that define what you own, the public offering statement or resale certificate you receive, and how assessments and percentage interest work.
Farm, vineyard, and conservation-easement commercial land in the Virginia Piedmont through Fauquier, Albemarle, and Nelson: recorded conservation easements and land preservation tax credits, agricultural and forestal districts, farm winery zoning, metes-and-bounds acreage, recorded access, water, and severed timber or mineral rights.