Umbrella insurance is under my name.

Require the tenant to carry renter's insurance, and add an umbrella policy to your own coverage.

.- Need advice as to the best way to structure (LLC, Trust, Personal with umbrella)? 

Your also looking at about an 8% (9.5% APR) loan with 20% down, there are a few companies that offer umbrella loans, but almost all of them will require a min of 20% down on appraised value. 5.

Minimum recommended coverage:Building, Business Personal Property, Business Income, Employee Dishonesty, Money and Securities, Accounts Receivables, Computers, Contractors’ Equipment, Valuable Papers and Records, General Liability, Employee Benefits, Umbrella, Hired and Nonownership Auto, Workers Compensation Other coverages to consider:Equipment Breakdown, Computer Fraud, Employment-related Practices, Automobile Liability and Physical Damage

That's going to fall under the umbrella of self help eviction and that is a no no.You are in California that is a very tenant friendly state.

And they can name you and the LLC in a lawsuit.The purpose of owning a property in an LLC is to create a layer of separation between you and the property.You can still use the LLC to manage the property, but I don't believe it would offer the same protection as if the property was owned by the LLC.I'd suggest getting an umbrella insurance policy, just in case.

But it is what it is, and now it's time to do some things like an umbrella policy, better accounting system,  also looking at a series LLC and then a management LLC (wow, so much good information I have found here on those topics.

For example, if you own the properties in your own name and someone falls at one of your properties, they can use you instead of just suing the LLC which offers the protection and separation from your personal assets.Keep in mind that the LLC must be formed and managed properly (we hire an attorney to do this for us) in order for the LLC to actually stand up in court.To provide additional protection, we also have an umbrella liability policy.

I have some smaller rentals under owner carry back, and would look to refinance all the properties under maybe some sort of umbrella or commercial loan (still talking to lenders, but would be curious to hear your experiences).