If you specifically say "safety reasons," it's going to look pretty lame to accuse you when something unsafe happens.If they do it anyway without your knowledge, at least you have something pretty good for court.

They are starting up, they are small, and there is more functionality to be added, but they seem very flexible and accommodating to your needs, so I signed up for the service. 

I think the 2 unit building would also function well as a 3 unit building.

I’m wondering if I would have personal liability in court if the mortgage is under my name, or if I would just be seen as an equity investor in the LLC, and the only thing at risk would be the property that the LLC owns. 

(Unless MA includes some listing through non-judicial process) Your first opportunity to see foreclosure actions will be publication, notice of foreclosure and those should also be filed with a county clerk's office or clerk of court or similar administrative side as the process is non-judicial, the court isn't involved so it's not a matter before any court.

What's the most efficient way to find the property address as they are listed by a partial court case number withe the bank name and owner name?

Decent PM functions, but for me poor accounting.

But, I've not had very many rough roads either.Look to your state laws and requirements for small lenders, see what requirements there are, there will be if you are deemed to be 'in the business", look at the functions that are governed and if you want to act then don't do those functions, keep things on an individual and private basis. 

My other concern for rent to own is contract or not, if the tenant can't get a loan in 12 months and you keep the $10k do you worry about ending up in court?

I'm not trying to discourage you, but Southern California probate mailings from the court probate filing is a very over saturated list.