Very well articulated post.

I'm not sure how to articulate it but, basically this bit of knowledge saves me a bunch of time and kind of surprised it hasn't come up in any of the books, articles, or videos I've been learning from.

Meanwhile they cannot articulate the liabilities these strategies will protect against, do not understand insurance or how to correctly operate the LLC's  they form.

You need to start thinking a little more thoroughly, and be able to articulate, and test, your assumptions.

If you cannot clearly articulate why these are strategic locations that will reposition themselves and the guaranteed rent is the only way to secure paying tenants then you are operating a business, not investing in real estate.  

What type of real estate are you purchasing in CA and most importantly  can you articulate the dispute you believe will rise to the level (with appropriate standing) to be litigated and benefit from being litigated in DE?

Some I repeatedly go back to even with slightly higher rates and fees than others who are staffed by incompetent people who can't articulate the reason for their policies.

I only care that they are willing to articulate answers to my questions.

These service providers recognize new investors like yourself are unable to articulate the risks they are  protecting against or how this is accomplished which leads to the upsell of complexed entity structures.

I ask this question because I suspect at least 90% of people who post on BP about entity formation or transferring properties from their personal name to an LLC cannot articulate the risk they believe they are protecting against.