I have always been self employed so I don't have the luxury of company retirement benefits and so on!

While it is possible that a fancy asset protection set up might give you some negotiation leverage with such a claimant, this ephemeral "benefit"  is probably not worth the cost in most situations.The idea that there are unscrupulous attorneys out there that first look for equity and then manufacture reasons to sue you is a fear pitch used by asset protection salespersons, but it is not really based on any kind of reality in my experience.

I’m currently deployed overseas and looking to take advantage of my VA home loan benefits to invest once I get home. 1.)

Is there a benefit to the potential seller?

I also have no idea whether you ran your numbers correctly, or whether your neighborhood is growing or dying.What I am saying is that the fact that you already own it is a huge benefit vs having to buy to invest.

That's certainly what I hope the people who are getting the benefits of me paying my share into these programs are doing.Hit the independent food banks and community outreach pantries, too.

Best part of syndications is that you can still take advantage of the tax benefits as well so you're still utilizing the best parts of REI, but no fixing toilets. 

That said, if my husband were to fund the trust with all of his personal assets like our house and make me the beneficiary would that really serve any benefit?

That amount will be less in the first year of ownership because it's prorated to the date you placed it in service (bought it).Whether you can benefit from that deduction or not may be the point of contention with your CPA.

Maybe it would be best to first do one under my name so I could benefit from some home buyer programs that wouldn't require as much money down?