As far as areas, it would be nice to know what part of DE you are in.

how's it going guys I won't bore you with a long back story but  as long as I can remember I wanted to invest in real estate   I'm currently renting in Staten Island NY but am relocating to Delaware. my parents moves there 2 years ago.  

The only strategy I have seen that avoids this fee is through the use of a Delaware Statutory Trust.

bordering DE and MD?

There is a de minimis safe harbor that allows you to expense items that are below $2,500.

Another option: If the deal is really great see if you can have family member to co sign on loan with your local bank.What’s the net margin if you wholesale the deal @Jorge De Jesus  ?

In 95% of cases, I recommend finding a single family home (SFH) in the suburbs of Baltimore (think Anne Arundel, Baltimore, Howard counties, depending on where your work is) and renting to 20-somethings.Key criteria for a successful SFH househack:Suitable zoning criteria, i.e. room rental laws (county by county)Within 1 mile of hospital, major company HQ, public university, and private university (to attract 20-somethings)At least half as many bathrooms as bedrooms (i.e. a 4 bed / 2.5 bath could work, but 4 / 1.5 could get sticky)Plenty of driveway space / street parking (1 per roommate)Plenty of kitchen space (since the kitchen is the most occupied room other than individual rooms)Basement or side entrance entry point (i.e. if you wanted to turn the basement into your living space, you could enter from a side entrance)Un-involved neighborhood community (cul-de-sacs can be the worst spots)Turn-key quality (i.e. you won't need to fix much of anything when you move in)This list is by no means exhaustive, but things to think about when you work with an agent on a SFH househack.

I've seen and read about the Delaware and Wyoming llc's but I think that is more beneficial later as my portfolio grows.Any thoughts are greatly appreciated, and!

Having said that, think how you can de-construct that into smaller manageable chunks.

@Matt FosterI also get the PR's information from an additional document titled "Duties and Liabilities of Personal Representative" (Form DE-147) related to each probate file/case.Here the PR would disclose their contact information (address, City, State and zip code) and if I'm lucky an e-mail address.With an e-mail address I can e-mail my introduction letter saving a postage stamp.So, depending on where the PR resides (in CA or out of state) I would mail directly to the PR's address in regards to the probate property address.Good luck...