Land Trust and or LLC

[Travino Buckley]

Hello, My name is Travino I am a wholesaler active in Seattle and the KCMO markets. I am trying to clean up my business by adding layers of protection and discretion on the seller and buyer side of my wholesale business. My question is more for Washington state then it is Kansas city. I recently closed a deal in WA that netted me $30,000 and I used assignment of contract. The buyer was fine with my fee because it was a good deal but the seller had a lot of questions and seemed uneasy I was making so much even though I agreed at the price they wanted (no negotiation). I also explained to the seller I was giving the property to another investor before they signed the contract. It also didn't help the seller had an attorney who emphasized my fee. As a result of that experience I am looking into other strategies. Its come down to land trust and or LLC. I understand to be completely protected from liability I must have my attorney set up S-corp and then use LLC's to sell my interest in the property, but that is costing me 1,000 to 1500 every time I wholesale. I also was told to use land trust as its easier to assign contracts and cost efficient. My question is has anyone set up and effectively wholesale out of an S-Corp or land trust? Which should lean more towards based on time it takes to process and the cost of setting it up..?