You will still have to register but NV is much much stronger for the use intended.Yes you always need to have an operating agreement and follow the requirements in order to keep and maintain the protection (it's just a good idea anyway)  In your LLC package you should get the EIN, Op Agreement, Certificates, and a list of documents and filings that you will need to operate

Our investors will pre-underwrite a complete package prior to issuing a LOI.

The American Rescue Plan is likely to pass in some form over the next few months.American Rescue Plan is the $1.9T package congress is looking at now- Extend eviction moratorium until the end of September. - Additional $25 billion in rental assistance on top of the $25B recently passed. - Additional $1400 in stimulus for people making $75K or $150K jointly with a roll off. - $15,000 tax credit for first time home buyers, paid at the time of closing. - Plan to step Federal minimum wage up to $15 per hour.

Package plants and well water don't scare me.

Most insurance brokers for example are going to try to sell you flood as a part of the insurance package.

Which due to the amount of properties you have and if you purchase more, the Titanium package would be a better fit for you since there is no cost to set up an LLC or monthly membership after the initial payment.

I informed him that all the expenses will be packaged in a judgement that will go after his tax returns every year. 

Hey BP, I am looking for a tax attorney who can help me setup LLCs, develop an asset protection plan, gets BD and works with RE and STR investors, and understands different mortgage packages (own occupied vs investment vs 2nd home loan etc...) and understands the law between all these and how they are interpreted by not only other attorneys but also the IRS.  

Do I need a $500 professional package, or can I just use my smartphone camera?

it's 4 total units, 2 properties as a package, 3 - 1 bed / 1 bath and 1 - 2 bed / 1bath