SOLVED:After much churn with template documents and trying (and failing) to connect with an RE Attorney I call the title company I generally use.

@Drew Sygit I agree that a real estate agent may not have enough incentives to screen for a good tenant but then, tenant churn and maintenance calls are good business for property managers as well. 

It's ugly but it's churning out cash better than ten single-family homes combined.

A good property manager will focus on retention, and you want to make sure your units are not churning and burning!

When I moved to the Bay Area in 1995 and bought my first house in 1998 I was horrified at the prices and my stomach churned as I paid a grand sum of...wait for it...$330K for a a 4 bedroom ranch house in San Jose.

Now, a lot of people here like to churn their investments more to keep the equity earning as much as it can.

This happened because of entire families with single children cooperating together across generations to keep buying "better"/more expensive properties, churning through them and dropping more money in with each flip up. 

So the volatility churn has been, inventory and demand have reset somewhat, with sellers trimming down their asking prices to put them within some achievable range of what they got appraised at, and buyers formerly under contract going back into the market with a more modest expectation of what they should be able to borrow with what cash they are able to put down. 

I churn through 2 or 3 LLCs a year, and he has never let me actually close an LLC because he says I would assume the liability myself by closing it. 

If you are going to be churning flips or trying to get a massive portfolio, then it might be useful.