You're definitely going to need a tax accountant, and RE attorney to help you out on this one.If your properties are under a company structure, maybe adding the children as partners to the company with some sort of dilution of shares tactic that can mitigate your potential inheritance problem. 

My reputation is not one i'm willing to risk.

In my area, I've found only one company that seems to deal with this regularly, but they don't respond to emails very quickly.

Right now, I am most interested in buying a house in Tennessee and working with a property management company to run it as a STR on a site like AIR BnB.

Currently researching reputable turn-key providers that are active on the BP forums.

Insurance companies have many exclusions and they may not cover everything, but they can help to pay for some of the costs of a lawsuit.Good:Using one LLC for all of your rental properties.

There are plenty of hard money lenders on here as well that have a positive reputation.

They run their own construction companies.  

Finally, any solid management companies.  

I also own a STR management company and manage 7 units in the aarea.