Hey Clayton,I'm down here in Pierce County so am close to you but not close enough to know what that specific market is doing.

Wouldn't that be pretty easy to pierce due to the individual would be personally liable for breach of contract, creditor issues or negligence?  

I wouldn't recommend an LLC for 4 properties, maybe 20, but that's just my opinion.Keep in mind with an LLC, a clever lawyer with a good case will attempt to "pierce the corporate veil" to get past your LLC's protections.

People like Nevada LLCs because they are cheap, relatively speaking, and rarely will a judge allow a plaintiff to pierce through the corporate veil to hold the LLC owner personally liable for something like a tenant slip and fall on property owned by the LLC.  

Not that the other one couldn’t be pierced too, but you up the cost and annoyance to do so. 

One of our Bloggers, Justin Pierce, wrote a fantastic article that took an in depth look at all of the costs associated with a house flip.

You need to discuss the topic of "entity piercing" with your attorney.

The LLC only protects your liability in very uncommon circumstances: you must get sued, not settle, lose in court, receive a judgment in excess of any insurance you have, and have the viability of your LLC stand up in court (aka not have the court "pierce the corporate veil").

I got into drugs and fights and all that comes with that lifestyle (without the tattoos or piercings).

Single member LLC's provide less asset protection in many states than many investors realize due to local veil piercing laws (Google veil piercing LLC [YOUR STATE).