I know this isn’t vital, but if there is someone awesome to work with in this market I would love to give them my business!

Insurance is one layer of protection, entity is another.

It opened my eyes to the 4 layers of income, and I could argue it's what got me into real estate investing.

Considering I don’t know the square exactly I’ll guess at 25 and you “might” find someone to do that for 9k (correctly) depending on the number of layers there currently.

I appreciate a layer between my tenants and myself.

The LLC is to give you a layer of protection and is used all the time for property ownership. 

Tim Jonson - Inspector wrote in suggestions as "budget to replace or exceeded its life" Windows have fog between layers of glass - inspector also recommended replacementSink is not missing but has damage - recommended replacementOverall condition of the house is good.

This is called a dual promote, and there is also a dual layer of fees because the operator has their fees, and after that, the fund has theirs. 

Some say it's vital to keep any tenant deposits in a dedicated account (savings/CD ladder/FDIC-insured accessible thing) so commercial landlord accounting books reflect that this is a definitively separate non-fungible account from other spending accounts. 

When you have multiple tenants in a home that is not built or zoned as units, it presents a unique risk layer having to do with personal safety.