If you do move it to an LLC it would be for asset protection purposes, however to other's comments - the 1 LLC won't be sufficient. 

Where a home warranty MIGHT make sense is for someone who is not in a position to budget money from rent for issues or where they cannot allocate sufficient reserves in case of an emergency.

You are not EVER required to use a property manager if you own more than one property, or for any quantity of properties you own.

High level...the average commission rate is going down, the quantity of brokers (and brokerages) are going to be reduced.

You don't buy a house sub2 if you don't have sufficient capital to make payments if something happens to your renter/buyer.  

I talked to an attorney a couple of days ago who has experience with real estate and he said that in our area in Utah knowing the tenant's name and address is sufficient to file a judgement. 

I don't know if this is common in most politically blue states, but I heard a lawyer from Los Angeles once say this (from his experience with SoCal judges): the failure of a tenant to procure renter's insurance will not alone constitute sufficient grounds for eviction under a lease agreement.

80LTV should be attainable if the ARV is sufficient and comps are there.

However, it’s too early to tell if the increased buyer demand will be sufficient to absorb this fairly significant YoY increase in inventory.

Is that sufficient to say she does not live in the property and she is subletting the property to other people?