Account ClosedThere are really only two main reasons a property doesn't rent out:1) Not enough exposure to the right target audience2) The audience doesn't like the price-value relationshipTo drill down on what the problem is:How many views are you getting?

Now, these operating entities, who have all this exposure and carry all the liability, they are asset poor, they have no assets, they lease the assets and sublet them for profit. 

When you actually get to $100,000 in exposure, revisit the issue.An LLC IS useful for setting up a separate bank account and things like that, but don't expect it to be a lawsuit protector.Spend your time and money buying properties, so you have something to protect. 

It keeps your exposure down.

And is the purpose of a website to bypass ABNB or VRBO, or to just have more exposure in general?

Commercial brokerages have the systems and buyer contacts in place for maximum exposure of a portfolio of that size.

Dallas,This is a common situation with secondary homes so many companies can endorse the homeowners policy to include the rental exposure. 

.* The house was an off market sale when you bought it and therefore was not an open market sale, limiting the market exposure, etc.* You fully rehabbed the house with new everything, etc. and high quality, blah, blah, blah.... and it is nothing like it was when you purchased it (show photo proof if you have it).Basically, your job is to give the Appraiser the justification for them to properly appraise it at the contract price, and you do this with FACTS, not your OPINION. 

Without a ton of time on her hands, I doubt she wants a large amount of exposure.

@Nathan Leger I'd try to find someone you can partner with on your first deal to reduce your risk exposure and hopefully give you some peace of mind.