But I grew up in Delaware going to the beach every summer, and still prefer the beach if I had to pick my favorite vacation spot.  

This can be to your advantage, allowing you to purchase near that border as Decatur inevitably sprawls outwards.

I find that there are not enough good wholesalers in Delaware, Chester, and Montgomery Counties (maybe Bucks too, but I don't look much there), so the market could be more open to new entrants.

Also, the town/area this is in, is in deep South Texas, very close to the Mexican border, you can get to Mexico in about 25-30 minutes depending on traffic.

I am moving out of state (Delaware) and moving to a new state (Florida) and am leaving a condo that I am renting out.

My broker said to refi out of the VA in Delaware because it will allow me to get one in Florida.

It sounds like you are talking to a REIT company that is offering a Delaware Statutory Trust.

I have a great contractor in DE but he's done with in Pennsville area before.

Not a long-term hold play, but when properly renovated, these greystones near the BLVD can be de-converted to large SFHs that sell anywhere from 1.2-1.7M and sell quickly, so there is a big flip play to buy these at 600-700k and put in 350-500k of work.

We also border the largest lake in Denver proper.