@Hughston Thackham why would you include utilities in rent and take on the liability, when tenants can abuse utilities?

She can't get the property until it is paid, but the law does create a liability on the heir.

I bet it disclaims/limits platform liability six ways to Sunday.

I have a few rentals on the lower end of the spectrum that to me, have more of a liability issue.

Yes, you can omit debt payments from your personal liabilities showing a 12-month history of being paid by a “third party”, which can be your business account. 

A trust is a more expensive route to go administratively (mostly amount of headache), but there's a good chance you don't really need an LLC anyway as you may not get the limited liability aspect depending on how you operate the properties.

From a legal and liability standpoint, it is imperative to keep all three properties in separate LLCs and to keep the accounting separate as well.

We don't want to sell the house but want to make sure we are covered as much as possible on the extra liability of renting a house with a pool.

To obtain the limited liability protection, you really want everything under the LLC's name. 

Also, the liability limit is good, but I always quote with 500,000 so you can be eligible for an umbrella policy, and it doesn’t take a millionaire to be sued like one!