Its just up to your personal preferences on risk mitigation.TX LLC owned by a WY LLC offers a lot of protection that may be overkill for a SFR worth $400k and $150k in equity.We offer anonymous TX LLCs through our law firm, half the cost and all the benefit.I'm an investor, and don't use WY.Yup, I had the occasion only once to utilize an LLC (Texas) in which all paperwork appeared in the name of a nominee whose relationship with myself was governed by a non recorded contract.  

I’d be mainly using it as a VR but also will like to use it for myself on occasion.

In southern CA the prices are so high along with expensive FHA monthly MI that it only makes sense in rare occasions to do this.

Eventually moved the family to Dallas 5 years ago and started my own real estate business in seller financed notes, cash flow rentals and, on occasion, wholesaling.

Your biggest exposure is legal fees to defend yourself, not judgments, and having an LLC won't eliminate the need to defend yourself should the occasion arise (and if you get bigger, the need will arise, trust me).There may be some value in LLCs if you have substantial assets and are concerned about the exposure to those assets resulting from personal negligence.

On a few occasions I negotiated a flat rate of $4000 because brought the buyer and just wanted them to do the paperwork.

My family had used the general contractor in their homes on many occasions, so before I even called him I could see the type of work that he's done.

I have thought about this on a couple of occasions but the long holding period compared to SFH flips + my lack of expertise in managing rentals has put me off.

Our larger Nashville property - we cater to bachelorette parties and special occasions and IMO there is one MAIN reason we are booking up so fast in 2021 - a mural in our living room...

But on occasion I come across a wonderful agent or broker and so we can work together.