As the time goes on and I consume more and more BP podcasts I realized I should have taken the time to do some due diligence to protect myself.

They have a library of info on different subjects, specialized info on specific items like structuring entities, trusts, asset protection, tax, etc.

That will add an additional layer of protection from blame during times of disputes.

Non immunized people are not a protected class. 

Investing with sponsors who have a proven track record and who prioritize capital preservation helps ensure that they will protect your investments and do what they say they’re going to do.Changing market and economic conditions are always a risk.

When I was 16/17 I learned from podcasts, books and interning or tagging along with active players.

@Twyla Southall this is a question for your lawyer...you'll need to be protected since you're starting to broker deals without a license...

What are the best ways to protect yourself from liability? 

Once I present her offer and she agrees, how do I protect myself from her backing out or is there anything else I should worry about?

I currently have higher insurance on each property to help protect myself but think its best to move to an LLC now as i continue to expand.