If there is any money to begin with...On the otherh hand,We have heard that only a lawsuit starts getting peoples attentions...

Even if the seller does not slap a lis pendens on the property, her presence there and claims will eventually get you into a lawsuit with your buyer even if you somehow manage to close escrow.   

I dont like having anything in my personal name.Your LLC offers some lawsuit protection, but its not an end all. 

Your insurance will cover most lawsuits and there's a 99.99723% chance you'll never be sued.

If you cant afford a lawyer and there is small dollars involved then U just have to make the best decision you can.Class action lawsuits are all talk.. and NO action.. very tough for private investors in deals that went bad to bring these casesthere is not enough money in them .. so attornies are not going to take it on a contingency fee.

In-law Suite upgrades.

When I started investing inside city limits 13 years ago I thought if I follow the rules it will be fine but a couple legal letters and a lawsuit later around not returning the full amount I shifted to just returning the full amount every time. 

It's common here for people to AirBnb in-law suites as long as the HOA allows for short term rentals.

It is true that any lawsuit towards an LLC will always include the owners of the LLC personally.

Broker/lawyer committees put these agreements together as a result of lawsuits.