I know its expensive but you will be well protected :)Or you save a lot of money and be better protected by doing this consistently and well:-carry appropriate types and amounts of insurance-sign contracts with indemnification provisions- obtain all necessary licenses and permits to operate your business-ensure all vendors/contractors are licensed and insured and list you as additional insured-sign well drafted and fair leases and be a responsive landlord -be an active owner or hire an active PM  who avoids or at worse timely eliminates premises liability exposure The strategies you often read about are sold by alarmist asset protection companies who fail to disclose how impractical they are.

If you have some experience with buying and selling, for me, the best way to go is with a Flat fee agent that will put the house in the MLS and give it the exposure that any agent will give. 

If limiting risk is a priority for you, spreading your capital across multiple properties can diversify your investment and lower your exposure to one single property or market downturn.

If there’s a lawsuit or financial risk associated with the property, the LLC structure helps limit your personal exposure by acting as a liability shield.

I have never seen a syndication where the LP would have any personal risk or exposure.

I’m worried about legal/insurance exposure and also just generally annoyed at all the foot traffic in the u it

Given your strategy and limited exposure to cash flow markets you likely will be stuck with suspended PALs for 10+ yrs.

It's priced the way it is because of the added risk exposure.

It seems to be way easier to self manage since I am local to the property as well as get marketing exposure since I have more control.

A million ways to do it:1 Holding LLC(parent) in a protected state (Texas, WY, NM, NV) which owns the below:2 Child LLCs(one holds title of property, other manages property) in state of where property is owned.Some would say each title holding LLC shouldn't hold more than $X equity but that's up to you on exposure.