If a tenant breaks a leg on the stairs of your rental due to negligence, they would be able to sue whatever entity owns the house.

What protection does an LLC offer that an insurance policy will not give an investor in the event of a negligence case such as an entrance that is not kept clear and somebody falls or any case where the landlord is found to be negligent?

i told tenant he would need to pay for repairs because his negligence. 

I do not have numbers on repairs because I haven't been in the property or spoken with an agent or contractor, so I am assuming they are low to negligible for now.

I have always paid for all repairs except for the tree that had died a couple of times because that was due to negligence.

And, yes, there will come a time when a bank's appetite will change.With rates so low, there's negligible benefits for doing an ARM vs a 30-year fixed.

Rent from two lots is negligible.

There is a lot of grey area in between, medical conditions, landlord negligence etc...A city council in my county just passed a referendum that would require tenants to split the cost with landlord for specific repairs related to natural disasters, very interesting.

You obviously have some strong feelings about a possible correction, so up to you whether you want to invest now or wait for this potential correction (though Im on the camp that even if a national correction where to happen, I think the impact in boston would be negligible).

An older property owner once told me that she had a $25 / month increase each year and most people see that as negligible over packing up and having to move.