People who come as mid-term guests are virtually always high earners with high standards of conduct.

@Luke Moczydlowski the LLC needs to be in the state in which you are conducting business.

Board meetings are for the board to conduct business and they don't always allow members to comment or participate.

If you're in CA, and you conduct business in CA real estate, you must register your LLC here, you can't register it in another state.As far as the protections LLCs provide, unless you're making tons of money in different asset classes, I would hold off on the LLC.

Creating and filing your LLC is usually pretty easy, where the attorney's expertise comes into play is helping you draft your operating agreement, which will dictate things like (among many many others):Who can sign for the LLC to buy or sell assets, open and close bank accounts, and generally conduct business?

You may be able to find a tenant who will pay top of the market rent, but they probably won't stay very long when they start comparison shopping during the 1st year.Tenants are shoppers.

Check references, credit history, and conduct background checks to ensure a reliable tenant.Remember, each property and rental market is unique, so employing a combination of these strategies might help you find tenants more quickly.Our rentals are in the the South Atlanta metro area and we generally get tenants within 6 weeks.  

I have general liability that protects me in the conduct of my business, which includes visiting/showing properties. 

Typically, banks will commission an ARV appraisal to achieve the same outcome you're aiming for.Alternatively, you have the option to enlist the services of a few brokers to conduct a Broker Price Opinion.

When it comes to landlording you must be pro active and let these people know in no uncertain terms that your not happy with their conduct and they must take immediate action or consequences will follow .