My wife still works as a PA and I became a Realtor a year ago in June.

I'd love to have a PA that I can modify the terms of but obviously want it to be legally sound. 

With a PA LLC and a good custodian friendly to the IRA LLC model, you could bring that down to about $125/year.Beyond just cost, there are several advantages of checkbook control, including faster response times and access to quality guidance not offered by custodians.

Simple Y/NYou're arranging the sale of real estate in expectation of a fee/skim (assuming you're not a charity) - You have a PA RE license?  

Do you recommend getting a PA out to the property after the insurance company's adjuster gives an estimate, or just as soon as possible?

Am I required as a Pa residents to get a license to sell notes?

I send blind offers to homeowners all over with a 2-page letter the first me expressing my interest and second a PA with an offer and place for the seller to sign.

You will have to understand that before you worry about shorting or selling or buying anything.Before you actually purchase this property you should go sit down with a PA real estate attorney and work on the strategy of removing that mortgage.

The first thing you want to do when considering a parcel within the park is to call the APA and just have a conversation with the land use people, will save a lot of potential headaches.

@Angel ArrI set up a PA LLC all on my own and only paid the state fees and registered agent fee.