I personally don't recommend bothering with an LLC until you have $1 Million in equity.Warning: I am not an attorney, and this can be a complicated topic.

For example, I want to make 100,000 this year in flipping homes.

Quote from @Kristian Forbes: Please let me know if you're ever around this area.

I've avoided being an agent bc I don't want to pay all the fees and sell houses to get paid, but that was before I knew an investor specialized brokerage like this was a thing.

I struggle with this one.

This sounds like a development, so you and your team should have years of experience and a track record of success before you take other peoples money. 

Just make sure you have the right language in your lease for this.

It's a townhome that we bought to move into, but due to some last minute changes we decided to live with family and rent it out (our mortgage company is aware of this).

I am on the board of the RPA (Rental Property Association of Wisconsin, a non-profit) and typically hear if things like this are an issue from our members or attorneys.

The premiums didn’t make sense compared to the other options I found for the two properties I moved off this policy, nor did they align with the rates I have for other properties in my portfolio that are not on this policy.I’ve shopped this policy extensively across multiple companies and brokers.