Communicating a buyer to your attorney is probably the issue.As to the use of any Trust, that is simply a convoluted ploy pertaining to the due on sale, there is no liability protection really with a Revocable Trust, and, it wouldn't be for you to place in Trust but your seller to place it in Trust prior to a sale if staying under the radar was the goal.

After living there for a bit (6 months to a year) you can move on with another FHA or conventional loan no drama so long as the rental income offsets the loan/liability.

Personally I carry a liability policy for each property then have umbrella insurance for added protection.

Premises Liability $1m per occurrence, $2m aggregate. 

The first week, I had 5 showings; the general feedback from agents was that although buyers liked the overall rehab & staging, the bedrooms were too small for them (something that I’ll definitely take into account in future flips—but being that this was my first, I didn’t at first recognize this as a potential liability.)A week ago I lowered the price to $250k, thinking that would bring a rush of buyers?

Future unfunded liabilities is all to close to home for my tastes

If you move it to a liability policy for tenants they gotcha!

May have some potential exposure for liability, but any similar property someone lives in may have this scenario:-lead main water pipe- in my area, this is very common for older urban buildings.

I have seen this in several other posts where owners leave furniture behind and it is destroyed by the tenants and then the owners are upset.The only time to leave any furniture behind is when you are leasing a fully furnished property and you have a company that specializes in handling fully furnished properties which are few and far between.Too often I see owners that want to leave just a few pieces of furniture and then want to leave things like lawnmowers, weed eaters, pesticides  and playground equipment for the tenants use.You can be sure if you leave furniture behind it is going to getting damaged or end up missing.Leaving yard equipment and pesticides behind for tenants use opens owners up the huge liability.

Am trying to decide between creating an LLC and getting Business liability coverage for the properties or just covering them using my personal umbrella insurance.Any suggestions are appreciated.Thanks.LaTha