DBA or LLC with a different flair... maybe?

[Justin Fenlon]

I am up to 4 investment properties all personally held (i.e. not in an LLC). I understand the risk to that and feel as though I have accounted for that in my insurance planning. My goal is to start paying those down and moving them to an LLC going forward. I have heard mixed reviews of re-titling into an LLC and risking the "due on sale" clause in my mortgages. Perhaps someone can speak to that but that is not my question. :)

My question is 2 fold:

First, would it be wise to create an LLC as the "property management company" for my personally held investment properties? I am not sure if I would see any gained liability protection in establishing the LLC, but it may change the "feel". Secondly, alternatively, I have also considered setting it up as DBA to change the feel of the sole proprietorship and keep my personal name out it (again, knowing full well that I am not gaining any liability protection with a DBA)

Thoughts?