I am assuming this LLC is not being formed from funds from a Self Directed IRA, which requires a special Operating Agreement and there are specialist for this.There are pros and cons of incorporating in PA.

They may possibly lend to a local multi member LLC , or some other form of incorporation. 

They may assume you're a knowledgeable buyer who's looked at the property and incorporated the condition into your offer. 

Are those costs incorporated into the projections on your spreadsheet?

@Tina DaughtryJust FYI, the LLC does not need to be incorporated in the same state you are operating.

The seller's wishes should have been incorporated into the contract.  

I love finding ways to incorporate technology and best practices.

I've been working with a lawyer and my next steps, as I understand it, are to 1) file the articles of incorporation, and 2) Apply for tax exempt status as a non-profit. 

I know how to do the rules but how do you incorporate the right numbers If you know you are going to use an FHA loan on your first deal.

If you truly have millions of assets and you have hired trustees to manage your property you can play hide the ball a lot longer, but if you have that kind of money you may as well incorporate and hire a board of directors to run it and again have protection from liability.