Ben Franklin used similar advice to turn an enemy into a friend (although his was asking to borrow a book).There are some caveats here, you cannot be wasting time thus you need to demonstrate that you are taking action. 

There's a lot of things im unsure of and any small mistake will hurt since things are tight make more friends that have money, see if theyre willing to do the deal with you if you can find a way to make them money without them having to do any work. 

My friend and her adult son have lived in a SFH together for about 20 years. 

Recently a friend recommended I looked into BiggerPockets as I was telling them about my "concept of a plan" and maybe he could also notice my hesitation.

There is statutory, and Fannie/Freddie guidelines, that explicitly exempt these transfers from being subject to the Due On Sale Clause...asset protection/estate planning purposes are covered.There's always the question of "Do I Need an LLC to Invest in Real Estate?  

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@Greg ReeseMost small investors will benefit by having the LLC created in the state where the property is located at.Creating an LLC in a state like Nevada, Delaware, Wyoming may be better for the big players if items such as charging orders, business friendly case law, anonymity are important to you.However, be mindful that setting up LLC's in those states will add to your costs as you may have increased annual fees for annual LLC fees + registered agent fees.

You want to focus on areas where you have a competitive advantage (you have lived there or you have family and friends there) and then compare those areas against widespread list of great areas to invest.Good luck!

Landlord friendly? 

And I would live in the property and rent the other rooms to my soccer friends.