Being defensive doesn't help, it just shows you got a short fuseI have said this  probably 50 times.....If you want to stay out of trouble and learn some basics of real estate investing...Read everything from these people@J Scott wholesaling, Buy his books on BP, cheapest Wholesaling education that is clear and useful and actionable@Brian Burke  @Bryan Hancock joint ventures and private lending and syndications@Bill Gulley every bank and financial regulation known to man and beast, Hell I bet he could decipher OSHA lol@Ken Rishel anything is going to do with regulations of mobile home parks and Dodd Frank@Jay Hinrichs an unusual level of experience in land, transactional funding, and running a re brokerage@John Jackson lease option law in Texas, executory contracts in Texas, and stand up comedy lol@Dmitriy Fomichenko and @Brian Eastman solo 401(k)s and Private LendingAnd without beating my own drum, I'm pretty good with negotiating terms deals with sellers, lease options, wrap mortgages, and installment salesI doubt the talent in this list is easily matched or exceeded anywhere on any other USA RE siteMy advice is to just follow these people and take some notes

You really seem defensive of RE. 

Apartments are different because the concentration of tenants increases the risks of ownership, there is a difference between someone who trips over a skateboard left on a step by a neighbor kid than by one left by your kid on the front porch.Insurance takes care of most risks, but not all, the risks not covered stem from your management and knowledge, which is the very best defense. 

To their defense now S8 in Houston is on a bi-annual inspection, which should help some.

My HUD statements speak for themselves and I am not here to prove anything but I will stand in Gregs defense that he is the most anti guru teacher I have ever known.

As of now, I am maintaining an regular LLC to hold my positions in my SFH investments.If I were ever to maintain such a complex structure, my main idea behind it would be to deter any litigation seeing the multi-state structure itself, which at least to my knowledge is the first defense, or probably second, after my insurance. 

He became defensive and said he had to pay bills.

We always target 8% Caps though in good neighbourhoods, building a strong defense against any downturns or interest rate rises.

It's not so much to protect you once you got sued (since even with an LLC you'll still have to hire an lawyer and incur defense costs)(plus you can get sued for whatever reason, and you'll still have to pay to defend), but to discourage and make it harder to even start legal action against you, and to make it harder/improbable to collect if it comes to that.Now, looking at those setlements in the mold cases, a small fish hit by that is probably no longer an investor and member here...so I don't think we'll hear any "got sued and lost it all" response, but I still hope a bigger shark might share some from his/her survivor experience and how insurance and PUP/LLC/Series-LLC/Corp/Trust/LandTrusts/EquityStripping protected them.

When you have word for word in writing with a signed and notarized statement versus verbal the protection level tends to be higher.Anything open to interpretation can be challenged by the IRS down the line and people should have a strong defense to prove what they have been doing is allowed and correct.No legal advice given.