That final cash flow number for me takes into account most expenses that I can think of: PITI, 10% mgmt fees, Umbrella insurance, Home Warranty, and 10% Cap Ex savings, estimate 2 month vacancy rate for each unit each year, and it also assumes that tenants are paying the utilities (although there is a line for utilities in the property analysis tool that I use).

You could look into umbrella insurance policies.Hope this helps!

there are umbrellas for llc's just like any other corp or partnershipuse trusts or other business models for protectionenjoy

An umbrella policy is a good idea in addition to the LLC.

Unless your NH house is very high end and you have significant other assets, it may be overkill at all.Add up the cost of the NH LLC ($100 per year) and the cost of the increased commercial insurance, plus the inconvenience of separate bank accounts and accounting for the LLC, and compare it to a good umbrella policy. 

Take that option and then get an Umbrella policy. 

John AndersonInsurance already in place including umbrella.

I also understand that an umbrella insurance policy is my first line of defense.

I am beginning to explore the land trust with LLC as beneficiary possibility, otherwise a commercial/portfolio loan will be necessary with less favorable terms and rates compared to conventional residential financing.If I could do it over again and planned to only have one or two properties I would simply invest in a good umbrella insurance policy and call it a day.

Prior to the LLC I would be more concern with a nice Umbrella Insurance policy.