We have many posts on BP (let me know if you want me to send you some links) about the pros/cons of using a LLC which has associated costs in the long run.Good luck.

So my questions are the following:1) What are the pros and cons of joining brokers who charge a fee for each listing I want to put on MLS?

Was actually discussing pros and cons of incorporating in Delaware vs Pennsylvania (where the property will be).

Each way has its own pros and cons.

Again, lend to the expertise of the pros.

Pros:(1) Premium Yields (2) Parents as Guarantors(3) High OccupancyCons: (1) Higher Wear and Tear / More CapEx Requirements(2) Shorter Term Tenancies

I am finding that there are many ways to do it each with some pros and cons.- Sell and convey them the lot and let them go get a construction loan (this would be a normal lot sale agreement and you could choose to make the sale contingent on also signing a construction contract within a certain amount of days if you want) I think this is a pretty safe way from the builder's standpoint, but I think a lot of buyers may get overwhelmed sending them out into the world to get a construction loan and may either fail or get nervous.

For you tax pros out there, is this how it works are far as 'brackets' go, I very rough numbers?

I'm sure one of the tax pros will jump on if I got any part of that wrong, but that's my understanding of it. 

General answers are not much use, an actual conversation with the right pros can propel you to the next step.