Many states have legislated away the anonymity of the so-called "transfer of beneficial interest" by requiring notification (including to your bank and to the tax assessor) in order for it to be legally binding.You do not put individual properties into a trust, as that creates potential inside liability for the trust.  

Its all on you to do your own due diligence. neither the agents nor in fact any municipality will accept liability for your mistakes if you should fail to protect yourself.

You don't want to expose your current business to unnecessary liability.

Insure yourself properly and then when the snowball starts getting bigger think about paying to create the LLC or Corp for liability protection.  

Would this help me from liability perspective?

I have $2M in liability insurance.

That is a big liability for you.

Liability insurance ranges from $75-$125 per unit when working on this size portfolio.

@Rick Baggenstoss  one take away is for all of you who think you get liability protection from an LLC  think again  LOL.This guy was speculating he should have boarded the houses up... in many of these areas its financial suicide to rehab and rent...

You tax preparer should be able to file a schedule e for you under which you can report earnings and expenses for rental property - even if it is owned in your name.3) Lastly, owning a property in an LLC is great for liability protection, however, it can prevent you from obtaining conventional mortgages, which offer the longest terms and the best rates.My 2 cents!