Furthermore, if the seller or buyer were to come after anyone I would be liable, I wouldn't be properly protected, put my company at risk, and Zip forms are proprietary documents with an intended use, and the California Association of Realtors could come down on me for improperly using their documents.

Hello and thanks for taking the time of your day to read this.My question is how do most you of you go about protecting yourselves from liability when starting out?

This list is public records and could be found by going directly to the county or city.

At this point I am not very much concerned with the LLC for asset protection as I am for establishing business history.  

In my experience, my tenants are human, they pay late sometimes and are short on money sometimes.As a property owner, it's your responsibility to send them notices that they need to pay, not only does this protect you, but it protects your customer, your tenant.

Each one of them have a flashy websiteOne can invest in the Public REITS, but will not get much diversification from the stocks & bonds & presently have low yields.I understand the step up in basis for the heirs after we pass away, but at some time in the future(in old age) if we decide to not do 1031 Exchange anymore, I suppose we will have to pay the Cap Gain Taxes, only it will be a much larger sum as all the carried over proceeds will be taxed. 

https://www.ocregister.com/2018/02/19/california-renters-could-get-tax-break-protections-from-new-bills-2/#disqus_thread

What I do like about them is that since they are a public company, and not privately held I do have access to information about them. 

. + Public utilities as defined under Tenn.

We generate our own lists through driving for dollars, a public record of properties going into tax sale that you can probably Google for any city, and public records for inherited properties and evictions.