We have to trust the judicial system to carry out justice.

@Gloria Wong- thanks ...best 1st step is to get formally  pre approved  for a hypothetical  scenario ....make sure to get  formally pre approved ( just not just pre qualified )  ....good luck

We give our clients a list of vendors we trust, encourage them to do their research and to have a conversation with each vendor prior to formally hiring them.

Both units are occupied but because the tenants are related to the seller, no formal lease agreement was put in place and no security deposit was collected upon move in.

This must include the State registration, pulling an EIN (optional, but to create a truly separate entity, should be done), put together an Operating Agreement (even if you are the sole member, because again, this is part of business formalities necessary to show in a court that you're intention was to make the LLC separate from you personally); and yes, you should open a separate business bank account for the LLC (because comingling funds in an account under your personal name is the easiest way for a suing attorney to collapse the LLC). 

After a lot of research on this subject (and some formal education), I personally think it's not worth it to form a SM-LLC, that veil can easily be broken in court and you're now liable again.

Once you feel you have the capital, experience and a deal, then you will put together a formal offering, using a securities attorney. 

@Michael Foley- thanks ,,,if you havent already done so - get a formal mortgage pre approval in place  before  getting to involved in the property search -  good luck

Too many investors search out an LLC "to protect their assets" without understanding what is necessary run the business and maintain corporate formalities.

Once you mess with the structure or you are adding square feet then you have to formally submit the plans online.