Llc or not?

I have a number of rental properties and would like to protect them. Should I form a LLC or would something else be better.

LLC 's are good. Lots of serious owners create an LLC for each property, or you can put them all under one LLC and save time on tax preparation. Make sure you own 100% of the LLC's (single owner LLC) if you are 100% owner of properties... this will help you avoid a reassessment of property values as Assessor will consider a transfer/sale has occurred. Sometimes they do it anyway, and you'll have to petition Assessor to go back to original assesses value.

Family Trusts and Land Contracts are two other methods. Land Contracts are done by the big boys... very interesting stuff ,and still researching. The advantage of a Land Contract is it isn't a corporation, but is an entity, that keeps owners private and would require a court order to reveal owners. This is expensive situation for someone who wants to sue you.