IMO liability risk can be handled with an umbrella liability policy, which (again, IMO) all property owners should have anyway.The other upside is anonymity, which is the reason I recently transferred my properties into an LLC.

2, My understanding is: Land trust solves the issue of anonymity; LLC protects them.

The land trust is owned by the (Series) LLC, and this is how you get anonymity, protection, and avoid fees.This isn't legal advice, just my opinion as a real estate investor.

Many people get fuzzy with the details & can't find photos, etc. over time.This is why I always recommend having insurance and having the right entity structures designed specifically for real estate investors, the state you live in and the state your properties / other businesses are held in layering protection in Series LLC, DST's, Anonymous LLC's or other types of trusts such as a QPRT ( in California, though right now with the tax laws, I don't see them as attractive as they used to be prior to the 2017 (TCJA) Tax changes to the Estate & Gift Tax portion of the Tax Cuts & Jobs Act.  

The privacy/anonymity of the double close is attractive but with us using a lot of our capital on the front end for marketing, we would like to minimize any other costs if possible. 

Outside of a (relatively) anonymous forum, we would never be flaunting the situation we are in, but we really feel like we owe it to future generations to get as much information as we can from those that know the most.

I handle all interactions with anonymous craigslist e-mail until we have a confirmed time for a showing at which I will give my phone number and sometimes full name.

@J Scott & @Todd Whiddon & Anonymous,Amazing!

Tim, I don't think you'll achieve anonymity just by creating an LLC.

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