From West Oak Lane and Mt Airy, to Brewerytown and Francisville; there some great opportunities in Delaware county even with high property taxes. 

On a side note, I'd like to strangle the person who put those obnoxious wallpaper borders in every. single. room.

Behind the magical curtain scoop for you: If a HUD DE underwriter loses their DE status, they may never be able to underwrite an FHA loan again and their income will likely go down >25%. - Because it ultimately comes down to a human underwriter's judgement call once actually in escrow, many lenders do not want to deal with it.If you want to share your owner occupancy motivations, I'd be happy to give you my ballpark opinion on the odds of it flying.

I am still thinking whether I should form a main LLC in DE or elsewhere that will hold all the other LLCs.

You'll need to pay that to yourself or someone else down the road but it has nothing to do with finding a DEAL.Of course, all this is predicated on you finding a D-E-A-L vs a property for sale.

That is on the border on Cleveland and Euclid.

If so, any companies anyone recommend for PA/DE area? 

For instance in Delaware County PA, the property taxes are really high (I'm paying ~$2500 for 3/1 rows and twins). 

recommend that new agents start with leases because more experienced agents don't bother with them because of the smaller paycheck, it's a quicker paycheck to get a newbie interested (he mentions that many agents go several months with no listings and get very demotivated), and because one day those people you're helping rent will buy a house and they will more than likely use you if you're provided them value.I am about to wrap up my license course and schedule my test, and I've been focusing all of my studies on listings because that's what I've been told is the creme de la creme of this business, however, if there is some oppurtunity in leases, I would like to learn more about it.

In most cases that is exactly why the IRA account holder wanted to partner; it also appears to be the case in your situation.The IRS could easily claim that such transaction violates the IRS conflict-of-interest and self-dealing prohibited transactions in accordance to the IRC 4975(c)(1(D),(E) and (F).