But aside from that, what seems to be even less settled is whether the de minimis safe harbor be used to qualify small improvements (under the $2500 limit) during the startup phase to help qualify what expenses can be included in section 195 startup expenses (and then either deducted as part of the $5000 startup allowance, and the rest amortized over 15 years). 

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'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!

I brought this up with my tax preparer, and they told me that despite meeting hours criteria that I de facto would not qualify because I am not a real estate professional.

@Annette Margolis ask your CPA if they know and can explain the difference between The De Minimis Safe Harbor Election, The Tangible Property Regulations, The Safe Harbor for Routine Maintenance, and The Safe Harbor Election for Small Taxpayers.

Then just de-list it when you want to use it....

My team works mostly in the suburb counties of Philly (Delaware, Chester and Montgomery counties).

I've been to the site which provides certain information but curious if anyone on BP in the Philadelphia area has had a sucess or can provide advice on purchasing from the sale.FYI - I have atteneded the sheriff sale in Delaware County so I understand the process (Upset price/opening bid)Thank you for the help!

looking for referral for a good property management firm in Delaware county, PA 50+ residential houses. 

A PDF of the whole document is here: https://www.fanniemae.com/content/guide/sel121515.pdf  The Selling Guide is the de-facto rule book for banks packaging and selling their loans to Fannie Mae.