However, this type of offering while least costly and fastest has some big disadvantages, mainly (1) provides the sponsor with almost no protection from being sued by disgruntled investors and (2) investors with any savvy will only invest in offerings where the offering is compliant with Reg D.Reg D is a “safe harbor” requiring the offering to be FILED, not REGISTERED with the SEC.  

Sure they add an extra level of protection but in reality how much more than having excellent insurance coverage?

You get the benefit of 2 years+ of appreciation, tax free gains, protect yourself from buying in a crappy neighborhood because it looks good on paper - you're going to live there...the best test for a good investment location is if it is a desirable place to live - and your risk of running out of cash is lower because you can take your time.

I want to protect it but do not know how best to go about it.

Because I have cash to close; because I ALWAYS protect their commission/fee, and because I alway do what I say.To earn the kind of numbers the OP is anticipating takes ALL of the following1.

Can a VA LOAN be moved under an LLC or how would you go about getting your assets protected another way?

A lender would require you to have this done, but if you are paying cash, nobody will force you to protect yourself.Third Party Reports: $17KSurvey $2KTitle Recording and Search $5KAttorney Fees ? 

@Wayne Brooks thank you@Henry Clark interest rate got me because when I sold my old portfolio it was 3% . by the time I closed I could get only 9%. and now there are fewer buyers with this rate. yes, many new rentals suffer in the area.

It would be a shame to lose a good tenant.....but you gotta protect yourself at the same time....

Would this be something that could hurt the legal protection between personal and business?