My worry is that is I commingle the banking activities and the 2 rentals I have in my name with the LLC I have potentially negated the benefit of creating the LLC if/when I am sued down the road.I think this must be something others have come across and I would really appreciate suggestions on making this a bit simpler.  

Tons of beautiful stone properties that have MASSIVE potential.

Do you base your ARV on the actual finish level you plan to use or the full potential of the house with upgraded finishes? 

Why would someone want to marry into my potential problem??

The legislature recognized the potential for abuse of the Ellis Act and provided for steep penalties for landlords who do not comply with the requirements.  

While there's a smaller pool of potential tenants to choose from, there is also a very small number of available rental units.A few expenses I noticed missing from your numbers were vacancy, insurance, and capital expenditures.

Erasing any potential savings we had, and a lot more headaches. 

You can look for investors on sites like craigslist also.You can go to your local REIA meeting and meet investors there, that will probably be the easiest way to find a bunch of investors you know are ready and looking to buy.If you want a list of potential investors, you can do what was already suggested. 

Unless you've tested this and proven it doesn't work, it's irresponsible of you to tell people it doesn't.Real estate investment training is not a commodaty like a laptop or a book, yet hundreds of companies are spending hundreds of thousands a month advertising online to potential club members (I know this from years of direct experience doing this very profitably for clients). 

I'll make sure any potential buyers understand the LLC could be included, or not.