And the consumer is spending this holiday season.

-Start at a title company- they will help you structure liens and deeds so that your interest is protected properly.

I looked through some of your other posts and notice you spend a lot of time criticizing businesses. 

There are certain things that require experience that DIYers just can't get right or spend way too much time trying to do.

I wouldn't spend 2k on it or anything.

Yet another reason, (albeit not in the top three) why all rental property should be in an LLC with a wife or child as a partner (even .1%) so as to file the Form 1065.Number 1 is liability protection, Number 2 is privacy, Number 3 is ease of transfer for estate planning, Number 4 is possible sale of the LLC to conceal sales price (also called drop and swap), Number 5 is having a single entity for financial reporting, Number 6 is brand identity.

Essentially it comes down to how much time and effort you're willing to spend building the model.

This is my personal opinion, which probably won't be popular.If you are worried about the cost of hiring an attorney to create a proper operating agreement for your LLC, you probably don't need an LLC, and if you choose to use an online site to create an LLC, you probably get the protection you paid for.

They are a custodian, charge a flat with no fees, and provide free audit protection.

Work with an attorney to ensure that your interests are protected, and that the agreement aligns with your long-term goals.