In my county it's a one page form, takes about 2 minutes to fill out and they charge $15.However, limiting your liability is much more complicated than simply dumping a property in to an LLC.

 - Virtually all travel in the area requires boating, which makes even the simplest supply runs complicated - and expensive.  

If you insist on an LLC, to complicate your life and waste time and money, why not wait until after the 1031 exchange is complete?

It can be a complicated structure and you need to make sure you're doing compliance on each llC and filing the property documents quarterly and annually.

I approached them because I had a promising deal on the table but needed fast funding without complications.

That said, if she's claiming she still owns the place, there might be an extra layer of complication if she can prove her claims and/or hires an attorney herself. 

However, these situations can be complicated, and it's to your benefit to have a realtor on your side (if you don't already) to help you negotiate and stay within the law.Your post was pretty general, which I appreciate, but I don't know if I handled all of the concerns someone in your shoes would have.

If it's not considered a sale, it's even more complicated. 

In Alabama, the rules are complicated and subtle.

There are plenty of reasons to title your real estate in LLC's but those who approach entity formation with anonymity as the objective are mistaken and usually complicate the entity formation process unnecessarily. 2.