My analogy wasn't trying to be precise, or something to be dissected from 100 different angles, it was trying to illustrate ONLY that one simple point: If you deal with it, it's not a big deal...

If you have a 1 million dollar umbrella that is usually a bigger target for a lawyer go after than personal assets of under 1 million dollars.There are other things to think about as well.You can't get a convention mortgage with Fannie or Freddie under an LLCYou will have to transfer it into the llc name after purchasevery unlikely but could trigger the due on sale clause in a conventional mortgage on a single familyMake sure to have the liability, fire and title policies done correctly so you are covered after this moveAlso to make sure that you don't break the LLC protection you need to be very precise with your bookkeeping, and keeping up with the llc documentation.LLC also could up your expenses and complexity  if you are doing separate ones for each propertyDon't let the LLC thing hold your back from purchasing your 1st rental property. 

One problem I see with that is that, in competitive markets such as mine, going too conservative rather than nailing down a very close cost budget could price you out of the chance of getting it, therefore, I do recommend to any wholesaler or rehabber to really learn how to get more detailed and more precise means to calculate a rehab so that you not only provide accurate info,but you avoid the unnecessary chance of pricing yourself out of the deal.

The second option is to invest in ETF (S&P, Vanguard) and FAANG tech companies (Microsoft, Amazon stocks 5x in last 5 years).I'm looking for a long-term investment (10-15 years) If you can time the market that precisely then yes, you should wait.

There's opportunities everywhere and being precise is a good thing.

Thank you for the precise information. 

There are still questions on precisely where the line for "advertising" is drawn.

...you may want to repost this with the location in the title to garner more precise attention...

@Andrew Johnson Great advice - I totally agree, precisely why I'm on the forum.

I intentionally avoid leveraging up and scaling up, because it is more risky and a huge PITA ... my goal is to own the FEWEST number of units, with the least volatile profits, that meet my financial needs, with the fewest number of headaches, and I have done it without the need to scale up precisely because of the quality of properties I choose to invest in.