The best thing to do, especially since your husband has properties in his own name as well, is to have a written agreement in the form of a living trusts. That's right...living trusts between married couples are "Trust Agreements". They can spell out all the terms regarding your intent, making such terms legally binding during the marriage, upon divorce, or upon death of either or both of you(or any other contingency), and of course will be binding upon the kids, the estate, your beneficiaries, etc.
Also, since you have investments and are considering investment properties, you may need to do some estae tax planning. The living trust will provide the cornerstone for such tax planning, starting with the A/B trust you've probably heard of a thousand times (potentially saves Hundreds of Thousands of dollars in taxes).
-David A. Turturici, Attorney at Law / Broker
From an estate protection standpoint, putting properties in a trust are helpful rather than be listed under your name as an individual to avoid probate. I would talk to an estate attorney for how best to protect your assets for that issue. I would also discuss rights of survivorship for ownership of the properties and have them explain how properties would convert to the new owner and at what value. Some events get the step up value and save taxes when transferred at time of death so it's important to understand how that all works.
I've owned properties under various types and made my fair of mistakes. No one person seems to have the complete picture so ask lots of questions. Good luck!
Your zip code indicates you live in California so if that's where you plan to buy, the initial answer is yes. What has changed is qualifying guidelines for investment property which includes new rules for DTI, equity, asset reserves and more. I would begin your due diligence by talking with a mortgage professional and follow it up with your tax advisor.
All the Best,
My name (hubby quit claim)
LLC (can be expensive)
Sounds like you've done this before with investments. I would definitely get an attorney's advice on pursuing any further ventures and find out if it'll still be considered "community" property even if you do a Quit Claim.
Hope that helps.