The market has turned and they are holding junk real estate.Who suffers?

Entity structure wise, I'm getting conflicting opinions from lawyers/tax advisors on which scenario gives me the best separation between properties and asset protection from rental activities:1.

When we purchase our upleg, how can we best negotiate to protect ourselves?

Protect Documents: Store originals safely and keep digital backups.2.

I really want to get my interest protected ASAP!

You also have an insurance policy and builder warranty that protects you once the home is built.

Further, you’ve never even mentioned using third party foreign asset protection trusts domiciled in Nevis in your post which shows you’re withholding information vital to success in the note business.  

The goal was disguised as helping protect "the little guy" but it was really to keep FHA buyers out of higher cost desirable 3-4 unit properties in high-cost areas. 

If you are in a neighborhood with a higher crime rate (C neighborhood), make sure to protect the AC units by putting a cage over them to prevent theft.

Forming an LLC can be a great way to explore this and provide protection for your other assets.