A due on sale clause is generally written into a mortgage and basically says that if the property ownership is ever transferred to another owner  then they can accelerate the loan, basically say it must be paid in full or they will foreclose.  

Or I can just instruct the title company to transfer the title to my lender?

Everything comes up and appears correct in the message (names are highlighted appropriately and selecting from the pop up box), but it does not transfer over to the thread correctly.

At $30k loan, we can rotate them using 3% balance transfer with 0% interest for 12-18 months from credit cards to credit cards forever.

You may be able to transfer to LLC after you obtain financing. 

Recently transferring to the San Diego area, we are hoping to find a hybrid buy and hold here.

An attorney recommended that the rentals be transferred into 2-3 LLC's, away from the non real estate related business.My parent's accountant is telling them that the S-Corp must sell each rental to the LLC's at full market value and that capital gains taxes must be paid.Is this true and is there a way to transfer properties between entities without paying capital gains?

owner should transfer security deposit to you during closing.You will have to obey to current lease held with previous owner, likely have to wait till tenants lease runs out till you can move in.

The seminars I have gone to recommend transferring your traditional IRA funds to a Roth which costs you taxes now but shelters your profits in the Roth.  

We all quickly transferred out into other project offices.