@Kathryn Pierce the typical seasoning period is 6 months.

@John Pierce I am renting in B neighborhoods now, but I have had properties in C or C- in the past. 

FWIW umbrella policies are fairly inexpensive.It is worth noting that 50% of LLCs have the corporate veil pierced (according to a podcast I recently heard with Garret Lynch). 

While we're on the topic of sellers, I'm also looking for flip projects in Pierce and King County (Like anyone isn't...).

@Peter Gaines Fort Pierce Florida is a great area to look into.

Actually spend the day in Fort Pierce getting a feel for that area.

They have a bit lower price point than King and Pierce county.

I've also seen LLC piercing.  

They are a known fire hazard, blacklisted by many insurers and lenders for that very reason.From a financial standpoint, I would not want to be defending ($$$$) against lawsuits for the deaths of X number of adults and children who burnt to death because of a Stab-Loc panel, possibly looking to pierce the veil to satisfy a judgement.From an ethical standpoint, I want to rent safe housing to people and pets, not industry known hazardous housing.From an Asset Managers standpoint, I don't want Stab-Loc's (or the like) in my portfolio, any more than I'd want something that failed a Phase I Environmental Inspection.   

A single member (or married couple) LLC can be looked at the same as a property in your name vs a multi member LLC which is much harder to pierce.