If it is only onesie twosie type transactions on a few low cost (under a mill total, say) units, then I'd tend to sway towards holding in your own name with an umbrella insurance policy.Also, flips are a different animal and have different tax implications ...

Otherwise it has to be "registered" with the state and it's just a whole bunch of extra paperwork, etc.The best practice I've heard is individual LLC for each property, which are in turn owned by an "umbrella" LLC from Delaware, Nevada, or Wyoming for the purposes of anonymity.

Hence, they ultimately will out the burden back on you.My longtime mentor Frank, a self-described 'county seat lawyer' used to describe insurance companies like the guy who offers you an umbrella on sunny days but takes it away when it rains. 

We looked into an umbrella policy, but they insurance company said that we had to also insure our autos for more coverage.  

Insurance isn't crazy at all - I added a small umbrella plan to supplement AirB and B's policy.Aesthetic, ability to host small families (3-4 people comfortably) and marketing will be key/everything in Levenworth.And yes, a local neighbor, or responsible HS or college kid who wants to make $20/flip is key. 

I would also make sure you talk with your broker about an umbrella policy to round out your account.

I carry mid-tier insurance coverage on the rentals and also I have a large umbrella policy just in case. 

Hi Martin,Many investors recommend an LLC and some others just get an umbrella insurance policy.

You may want to see if you can get an umbrella insurance on all the vacant land(if its cheaper).Interesting point on trespassing.

We're doing about 40 rehabs a year and 20 new construction homes a year and would like to know if you think we should keep everything under one company umbrella or separate them.