You can still purchase jointly with your friend without an LLC but you have to hammer out details on financials pre-purchase to be sure you are on the same page. 

If let's say I am not planning on doing a joint venture with anyone, how would the connections with investors benefit me the most?

You will need to take control, which means a change of approach.First question, was the boyfriend a joint tenant on the lease?

I'd prefer at least a 2 year balloon option, but the seller cannot do this (health concerns), so that's giving me hesitation - I like to mitigate as much risk as possible.

Health insurance?

Purchase price: $20,000 Cash invested: $4,000 Sale price: $50,000 House I owner financed from my uncle (poor health) for 0% interest 10/yrs.

The TX Property Code requires documentation via police reports in addition to documentation of stalking from a provider of medical health services, mental health services, or other authorized provider of services.

So basically, mental illness should not bar anyone from being a landlord but please take responsibility for your health and have someone else help you manage the business side of things, if indicated:)

Ask if their pet has any health conditions - and if so, how are they managing them?

If you can't buy it on your own (due to no income and/or downpayment), you can look into partnering  or joint venturing with someone.