It's very unlikely that you will have a claim or judgement that large and you won't incur the LLC overhead.

Not sure how complicated your situation is, it is easy to miss necessary elections in order to claim appropriate deductions.

Next, you will need a real estate attorney in your state file a quit claim deed to change the title to the llc.

Should I take this to small claims court?

A single program consolidates your policies, making renewals, premium payments, and claims management much easier to handle.

Anyways I have gone ahead and file a small claims case.

Below 71 degrees they claim is too cold and above 72 is too warm for them.

BUT, everyone claims to be expert.  

The tenant's insurance policy should name you as "additional insured" so that any lawsuit against them would also protect you without having to file a claim with your own insurance provider.

Perhaps it may help with accounting/book keeping but it will not protect against claims.