Many people don't know that in addition to national fair housing law, states and municipalities may have additional protected classes (for example, in Austin TX we have local additions to fair housing that cover sexual orientation, status as a student, and others)There are resources from the national apartment association (and through many state and local associations) specifically geared to educating and supporting independent rental owners (usually regarded as having less than 100 units).  

I'm listening to a Podcast that has someone from Ridge Lending Group on there and it was said that as long as someone has a single member LLC that they own 100% (or if husband/wife each own 50% of multiple member LLC) and they do a quit claim deed to the LLC for asset protection, that this is allowed (which implies the due-on-sale clause would not apply).

I would follow the advice above and protect your assets and I wouldn't let a boyfriends fears deter you.

Every state has some built-in bankruptcy protections for some of your assets so that you're not out on the street.

Renters here are savvy and it's common knowledge to hold out at the LL's expense while fully protected.

How do I make this a win-win and protect myself at the same time.I'm thinking using hard money to buy outright, than refi'ing to lower the mortgage and putting a tenant in it unless I can sell it but buy and hold is more my play...I'm open to ALL input and expertise...

Unfortunately I have seen this before, older people transfer assets to protect them from paying fees for extended care then the kids get into trouble and the entire thing backfires on them.

I have an investor that interested in backing us on our next venture and we are collectively trying to figure out what type of documents need to be drawn up to protect both us and the investor. 

The reason I say this is because the purpose of an entity is for protection and tax purposes.

I am starting to consider moving these properties to an LLC for asset protection, a step that I knew was necessary later down the road, but which I punted on while getting started.I planned to establish an LLC in the state of West Virginia and put the properties in it.