USCIS fees for Forms I-526 and I-829 on the current schedule, consular fees for each applicant, business-plan and economic-analysis costs, state licensing and startup expenses for the agency, and professional fees. There is no regional-centre administrative fee, but the job-creation burden is entirely yours.
No sponsor fee, but no borrowed jobs either
A direct investor files Form I-526 rather than the regional-centre version, and the government charges on Form G-1055 apply to that form, to the later Form I-829, and to the consular immigrant-visa processing for both spouses. A direct case does not pay the syndication or administrative fee that regional-centre offerings add on top of the capital, which is a genuine saving. Against that, the investor bears the whole cost of proving job creation: a credible business plan prepared to the standard USCIS expects, a payroll that reaches ten full-time positions, and, at the removal-of-conditions stage, employment records for each of them.
The agency's own startup costs, its state licence and accreditation, its administrator's salary and its liability insurance are business expenses, and capital spent on them counts toward the investment when spent by the enterprise. Professional fees for the source-of-funds work on the estate and for the petition are separate from all of these.