I'm in Delaware and our market is not the frenzy that it was two years ago.  

Yes, I live in AZ and have managed my own STR in Delaware for 2 years. 

Quote from @Paul De Luca: @Sean McKeeThat's a good price on a 2-flat for Berwyn and I'm guessing the property needs some work.Typical Berwyn rents for the units you have described (at market levels) usually range from $1200-$1400.

What is relevant is that if someone else pays for your purchase (note: in retail home purchase it's a lien holding mortgage company that de facto owns your home and holds deed of trust until you pay them off if you get a loan to buy house) it is not in itself an indication of your evil intent or evil nature.

Best regards,Steven de Lange

Something else I learned recently, is that theres a ton of homes for sale with solar on the roofs, and that can be a very bad thing.

solar field lease to city?

As the seller I would pay for the energy audit, do the analysis on the work to be done (cost vs savings) and then market the home with a prepackaged improvement contract that would meet lender guidelines (solar, EE windows, etc). 45 day close to allow for enough time to do loan and obtain permits, occupancy COE+2. 

The investor that holds the loan is Fannie Mae any ideas to get the solar panel ( good leap ) to accept a settlement? 

Should I be forming my LLC in my home state (NY), Delaware (LLC friendly) etc.?