Veterans like you have sacrificed so much in order to protect the land that we not only call home, but - in the case of us real estate investors - depend on for a living.With that said, I'd love to help you house-hack a property in SD with a VA loan.

I would add that you should and make sure the protections of an LLC are really worth the hassle and cost of a refinancing into a commercial loan.  

Would these items lower liability protection?

Rather than replacing the flue to reduce clearance requirements, the combustible surface has to be protected instead.

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...