Agents can really help grease the skids and protect the buyer from all kinds of things that can come up.

But in my opinion, you don't need an LLC to do a deal together with a partner (unless you are looking for asset protection). 

If I were to get an easement would I be protecting myself and my investment?

If you're receiving a thing of value for your services, and those services require licensing to protect the public, you're likely practicing that field once you get paid for the clients. 

So i would want to protect his money like it was my own.

Maybe bill your services as rehab/reno rather than wholesaling, but I don't know if there are state-specific laws for licensing and consumer protection that will apply in that instance that would stop you from doing it. 

A good lawyer would argue that this new owner protected you from any damages. 

I second what you mentioned on insurance, umbrella insurance is far more important than LLC for protection. 

You do not require internet service at the property you're protecting. 

They have too many controls in place to “protect” the large corporation.