Looking to invest in small multi-familiy properties in Snohomish, Skagit, King, and Pierce counties.

In fact not having adequate insurance for an LLC could be a reason for a court to "Pierce" the LLC. **.   

single member or closely held will be pierced most of the timeI think when your thinking of liability you need to figure out what your doing is has a high likely hood of litigationwith being a landlord of well kept properties being very low on the list.Family trusts can work pretty good..

Don't pierce the corporate Veil:  This can occur if the entity either is poorly capitalized.Inadequate Initial Funding of the entityor fails to maintain a separate identity from its ownersConversion of entities Assets for Personal Benefit:Another factor that poses a risk of piercing the corporate veil is the draining of entities assets (such as payments of large salaries to shareholder-employees) that leaves the entity with inadequate resources to pay its debts. 

LLCs can and will be pierced by smart lawyers.Your future investment plans will be easier (financing) and less expensive if you do not use a LLC.Consensus is that adiquite insurance is sufficient protection but LLC provides additional physiological protection for about 50% of investors.  

To Your Wealth,Dino Pierce

Many believe that your structure can NOT pierce the "skin" of the mobile home.

I am wondering what the liability would be if the veil were to be pierced.

Mainly:pro: asset protection, anonymity (depending on the state), estate planning (fair value gift tax exclusion every year)con: creation and maintenance cost, limit the ability to get mortgage, bookkeeping and tax reporting cost, proper use to avoid piercing the veil.LLC is not a replacement for liability and umbrella insurance.

And your veil is pierced and thus the LLC is rendered a complete waste of time and counterproductive. 4.)