change ownership to a trust , or incorporate , to stop bad tenant.to protect my personal investments.and getting rental insurance

Aside from changing the locks I have made no repairs and didn't even have to switch the utilities to my name!

The rule is in place to protect the neighborhoods that had too many rental homes, with property owners who did not care to keep them up well, and where tenants would park in the yard, have late night parties, and do all the things students do in college.  

I've had to switch insurance companies due to rate increases without cause (we've never made a claim), and it is a better use of my time to have an independent agent shop for the best option than for me to spend time dialing and comparing quotes.

When done correctly this method can provide liquidity, guaranteed returns, security from creditors, disability protection, and finally a death benefit.  

Wholly owned subsidiaries only offer qualified asset protection.

The downside is you will need to live there, for a minimum of one year (to satisfy FHA Requirements); AND because you closed personally, you will not have Asset Protection, in the form of closing in the name of a LLC.

I plan on forming an LLC for the rental but want to know if it is necessary to transfer title to the LLC or if there is another way to get the same liability protection?

The pros I see for starting an LLC now are:-Legal Protection-Builds trust/credibilityThe only con I could see is:-Up front cost (I could use the money towards another property instead)

Appraisers are on the side of protecting the bank but are supposed to render honest and fair opinions.