The biggest thing I see new investors struggling with is gathering relevant information for their analysis - most assume figures they can't or don't want to put the effort in to find and that assumption ends up being wrong. 

Lots of things can go wrong  Does your policy cover sewer back up ?

Or am I thinking of it wrong? 

It seems like the 5 pages of actual value in the book (I'm extrapolating) would be a much better read and more useful, but I don't suppose Hill could have teased out so many sales from something so basic.Am I wrong?

However, my worry is that i my tenants or anybody can come after my personal assets if anything goes wrong.

I operate primarily in 3 states, 2 of which allow dual agency and one that doesnt...but my brokerage does not allow me to be a dual agent even in the states where it is legal so that there is not even the appearance of wrong doing.

What liability tied to that LLC for any past wrong doings?  

Its not 100% but close.IF you plan to flip (holding < 1 year for possession & renovation) in a non-Judicial state, then it DEPENDS.It is always much SAFER to buy title insurance, so you won't go wrong doing it, but I am assuming you want to save a few $1000s by not getting it.  

Because fortune cookies are never wrong. :)Do you have stories of "fate" telling you real estate investing is the way to go?

Shame on you for turning a blind eye to wrongdoing.