Do any of you have experience with one or more of the Delaware Statutory Trust companies such as Kay Properties & Investments, LLC?

I'm an investor and realtor in Delaware.

BP has built a great selection, all of them worth reading and that will help you build foundational knowledge.To answer this one: the words from old school investor Dolf De Roos "seldom sell" and you will find a lot of post on BP from people who regret selling properties in the past.

Quote from @Michael Ewers: Hey y'all, Wondering what is the best marketing strategy for obtaining off market leads?

That said, realistically, I don't think you can go below the 6% - 6.5% range.One question I would ask is if that 3% can be better spent somewhere else to de-risk your deal.

So, scope out the competition on #1 & #2 above to understand what the rental or sale market expects.- You will lose money if you go overboard!

We work in areas like Chester, Delaware, and Montgomery County.

No it was just like $10k.I overpay for rehab for $15k, House sit on the market for 4 months. 

Does the OP also know about the de minimum rules for assets/repairs/improvements? 

Buy on market, nothing wrong with that.