Thanks. this is particular to Alabama.. when banks sell their OREO they are selling it before the right of redemption is over the title company will close and you can get some sort of either protection.. or method to close these out without waiting a yearPert near any title and escrow company in Birmingham will know of this.. you could check there.. its been a few years since I was buying courthouse steps or auction.com stuff there. but I do recall there was a work around. 

I would not suggest to look into establishing LLCs and asset protection strategies till you have at least $100-300K in equity and only after you covered properly the "other" aspects of risk management (insurance, umbrella insurance, proper property management, etc.).Here are some diagrams to help you on this quest:All the domains that need to be aligned/intersect for asset protection diagram:https://www.biggerpockets.com/files/user/CosIorg/file/asset-protection-spectrum-diagram - What is needed for a complete asset protection OR the domains that need to be intersected to find asset protection.Diagram: https://www.biggerpockets.com/files/user/CosIorg/file/asspro-onion-diagram - The layers of asset protection - what, when and cost.

I have 2 cash flowing rental properties in California and one money pit in Detroit. I want to move them all out of my own name, but I don't know which kind of entity would be best. I want to refi the California proper...

The worst thing you could do is not tell the true percentages you expect then a claim be up in the air whether you get protection or not.I have numerous clients who have airbnb's throughout the nation and the premiums often are higher than a regular secondary home/landlord policy.  

Is there a better way to get protection or is the protection from an LLC enough?

Look into Old Republic Home Protection, or maybe Fidelity. 

@Hilly Fricks I would contact the local consumer protection, or licensing board.

Easiest & less costly, sure, but offering no protection or assurance for the buyer.

Ultimately, you may need to call a lawyer, consumer protection or bad faith insurance lawyer.

Again, this $25,000 is protection or “cushion” for the lender or note owner.