They don't even have to pierce the corporate veil. 

The scaries part, I think, will be the politcal hostage taking that will prolong the agony.

@Justin Pierce Hi Justin,I would love to be an additional resource to you.

Hi, I'm looking for a contractor in the Pierce County area of WA state.  

Will depend on several factors like the type of property, type of tenants, your risk tolerance, other assets you own, your estate planning, laws where the property is located, etc.Any lawsuits would be limited to the assets of the LLC and not your personal assets (assuming you run the LLC appropriately and the corporate veil is not pierced).

., in my experience the fact that you don't have 50 bank accounts to go with your 50 LLCs might be cause to pierce the veil as no formalities of separateness have been followed. 

You can also consider North Pierce County or South Snohomish county if you did not want to spend all the budget2- It varies a lot, but in a general way, single family appreciates a little more than small multi-family.

If you have a mortgage on the property you don't need an LLC for one property.It gives you no tax advantages and if you don't operate 100% correctly an attorney can pierce the business veil easily.Have correct insurance, take care of your property and if you want something useful get an umbrella insurance policy.

My question comes from its Operating Agreement: what is the ideal (industry-standard) capitalization I should leave in my LLC to facilitate bank borrowing and shielding against veil piercing in the future?

There's not that many real estate meetups in Snohomish county (much more in King and Pierce), but if you're able to make it to one of Tarl Yarber's Fixated evening meetups in Bellevue, I think it'll be worth your time.