You're going to need an end game and de-risking is apart of it.

Hello,My name is Rick Murphy, I am a newly licensed realtor with Real Broker, LLC in Delaware.

We seek to invest in outer borough and commuter county properties there, as well as acquire holds, flips or wholesales in PA, DE, MD, DC, LV, Houston & North Georgia. 

Typically our lending partners programs are as follows:Rates: 10% to 14% (Most Deals are 12%)Terms: 1 Day - 24 Months (Most Deals are 6 months)Fees: 2-5 points(%) of loan amount paid at closing (Most Deals are 3 points(%))Minimum Loan Amount: $50,000 (For loans less than $200,000 we charge $2,500 minimum)Max Loan: 65% of After Repair Value(ARV) 100% Rehab Financing Available (Require 20% of purchase price down payment or cross-collateral)Closing Timeframe: 48 Hours - 3 Weeks (Most Deals are 10 business days)We have private lending partners throughout the entire United States that cover the following states: AL, AZ, AR, CA, CO, CT, DE, FL, GA, HI, IL, IN, IA, KS, KY, LA, ME, MD, MA, MI, MN, MS, MO, MT, NE, NV, NH, NJ, NM, NY, NC, OH, OK, OR, PA, RI, TN, TX, UT, VT, VA, WA, WV, WI, WY.

If you'd cover the costs we'd defer the profit until the lots sell. send me a PM if interested. utility availability will be a big question. in columbus, there is a submarket called delaware someone did this and split them up with plans for septic and well and they made a killing. they used to do house flipping. 

But it's hard to judge on an online forum.I would just note that in Pennsylvania, all appeals are reviewed de novo.

If the LLC was administratively closed by the Tx Comptroller's office for non-payment/non-filing then there is a de facto argument that the contract was signed by the members/managers (if proper) that the successors in interest intended to sell the property, so it is right and just to enforce the contract against the successors. 

Many carriers right now are trying to shed business as a way of de-risking.

De Minimus Safe Harbor relates to individual capital expenses (can be renovation costs) that are $2,500 or less.The other expenses you mentioned on the "small project" could be deductible under bonus depreciation (80%) in 2023. 

I am from DE, but now live in Delaware County PA and work as an agent.