As a buy and hold landlord, with middle and slightly upper middle class tenants in relatively new properties in above average neighborhoods and professional property management and solid property and liability insurance (w/ umbrella ins as necessary) I see absolutely no need for an LLC.However my risk profile is different than yours, so there you go.  

Meaning on average are you guys passing these on to your buyers at 50% of ARV less costs, 60%, 80%?

I shopped around for flood insurance and on average got quoted around $8000 per year for a $180,000 house.

Perhaps ask if you can have 2 appraisals done and they take the lower of the 2 appraisals or the average of the 2.

Like @Damon K Verellen, I am trying to find out more about what kind of volume you can expect at an average rate. 20 days a month?

With the average lead time for bookings fluctuating between 30-60 days, keeping in this range kept everything about 75-85% booked. 

Saving 10% is for the average person that will not be a millionaire.

Living in D.C. with a slim savings account (just enough for a down payment and blind start-up costs), they intrigue me [due to that being the nicest area I can invest in] but they are what you would consider an average price for today's market (very high).

If you buy the Book on Managing Rental properties, they offer a download link to forms.

While I'd never play around with safety issues, people who rent well below market have to accept well below average conditions.