If you really want to protect yourself, just partner with a family member and use their name on the LLC paperwork as the owner.

Get good contracts and LLC protection for that.

With this new agreement and forfeiting the deposit it doesn't sound like you were left with many, if any, protections or guarantees on how the property is returned. 

Instead of a $1,500 deposit up front, Tenant can opt to pay a monthly fee of $10 and Obligo will ensure protection of up to $1,500 for me as the Landlord.

I thought having title insurance and paying high lawyers fees offered some protection but apparently not!

This does not protect against vacancy, but protects in case the home is damaged to the point that the tenant is displaced.

Different business models but I only use professional insured cleaners, as most of our insurances doesn’t protect you against uninsured service providers working in your home.

Real estate agents are irrelevant.VA tends to be protective of its borrowers and therefore keeps stringent inspection guidelines.

Here is how my management services agreement is structured: 1) Define terms ("manager", "properties", "portfolio", etc)2) Term length3) Authority of Manager- specifically spells out what the manager can do on behalf of owner (and exclusivity)4) Responsibilities of Manager5) Responsibilities of Owner6) Property Maintenance (spending limits and expectations)7) Compensation (spells out ALL fees that I would ever charge an owner)8) Liability and Indemnification (protective of Manager which is industry standard at least in my region)9) Insurance requirements for owner10) Leasing (how manager will acquire tenants, non-discrimination)11) Termination (notice requirements, etc)12) Legal stuff (choice of law, merger clause, notice, etc)Hope this is helpful I can expand on these if you're interested more

You should probably consult a lawyer and cpa to help you decide.As a general rule, for LLC owning directly real estate, it is often recommended to have the LLC recognized in the state where the property is located as it is a requirement if your LLC need to be represented in court (think eviction or code enforcement problems).There are ways around like using a local operating entity or even in some cases land trust.The choice of the LLC state may also be based on some cost factors.Last but not least, while all LLCs have the same inside liability protection, states differs widely on outside protection.