It would be driven by my PMC staff (not me), so I'd like to 1) avoid retitling as is pricey in my state; 2) have my PMC benefit by having a vehicle fully dedicated to their operations; 3) treat my business like a business so to avoid "piercing the corporate veil". does that answer your question @Michael Plaks- I'd love to hear what you think. 

Piercing a corporate veil, in many States, involves a specific multiple point test that needs to be passed to show that your entity is really just an extension of the owner.

Some people get proud of their accomplishments and say “I will meet you at my building” after they go through the steps to put it into a trust- can't fix stupid.If you don’t follow the proper procedures with your LLC it’s corporate veil can be easily pierced  and the legal protection can be eliminated. 

This project will be in Pierce county. 

Vero Beach, Fort Pierce and Port Saint Lucie.

This is likely a single member LLC so is it possible to "pierce the veil" here?

One less possibility of screwing up and piercing your corporate veil personally.Your profile is blank and you haven't mentioned what sort of investing your are looking to do.

In my layman's opinion, that only just co-mingles personal and business which pierces your corporate veil. 

Litigators who know their stuff tell me they can pierce any LLC in CA. 

LLCs can get torn apart by the courts if they're undercapitalized or the corporate veil is pierced.