I'm intending to use insurance (homeowners, landlord, umbrella) as my risk mitigation for the time being so, while I know there are a lot out there who are going to recommend an LLC for legal protections (and I will hear them out), I'm mostly interested in what will be the best way to begin marketing under a business name. 

No one is going to wipe your butt or protect you. 

Hi @Terry Harris after inspection depending on what come up I first touch base with my attorney to discuss best approach, he will make sure I am protected during the attorney review phase for items that come up during inspection. 

They use google voice, the use fake or texting apps to shield their phone numbers etc.My question is has anyone else come across this and have you put any safe guards in place to protect property or potential resident from the scam?

@Charlene Stovin, BiggerPockets has worked with attorneys in each state to craft comprehensive documents that conform to each state's laws.If you're scared to death and have anxiety, you need a SOLID lease to protect your assets, not something you downloaded from the internet.

Perhaps there will be another wave of the virus in the fall, but if you've got adequate protections and a backup plan in place, like that 12-month lease Roni mentioned, and you get some tenants in place between now and the next semester, barring any other issues that might arise in the normal course of business, you'll ride this wave with the rest of the student rental community and along with all other investors in your region.

The answers to all of these questions have a lot of ramifications for asset protection and tax optimization.This step is the most important one and need a lot of understanding of asset protection and taxes.

@Joshua Van Every the responsibility of a Realtor is to protect his clients!? 

You currently have good title, so pass good title via a warrentee (or as the attorney may correct via a limited warrantee) deed.Please research how you must work within, treat your LLC in order to protect your corporate veil. 

We are nor panicking instead trying to think though some scenarios and communicate/plan on paper . 1.Ownership:1.Create a “Medial Power of Attorney” to take over decision control if any/all owners get sick 2.Communicate ownership delegation with property manager2.Property Manager/Other Employees:1.Communicate CDC requirements 2.Outline and agree upon rent collection work process if city were to shut down 3.Outline and communicate a call tree identifying repair personnel 3.Safety:1.For employees: Release funds to buy protective gear while working within premise 2.For tenants: Communicate 2 times a week with CDC requirement as COVID19 is a REPDI development 3.For Owner: Identify all elderly tenants and communicate with them to call CDC if they would show any sign4.For Owner: Identify companies who does preventive medical grade clearing if any cases to be identified within premise. 4.Insurance :1.Confirm with current insurance to avoid and potential liability from owner to tenant negligence perspective 5.Operations:1.Review plan for marketing to get tenants if people were to leave during outbreak 2.Review plan for eviction during shutdown (if any) 3.Review cash position: 10 months cash supply covering 10 month of debt payment .