Multiple Properties and Multiple Ownership entities

[Account Closed]

Historically, my real estate investing has been almost the opposite of how the strategy is generally described by many of the members here.. I started with purchasing raw land and developing it by subdividing, installation of utilities, then building product, then selling. All of my deals were pretty slow comparatively speaking (over the course of a couple years). Even the acquisitions of the raw land were negotiations that took place over several months (if not years). Given the long time-frame of my past deals, I always had lots of time to create LLC's to either buy the property in or switch the deed over to once I had the land title in hand. This was always pretty simple considering most of the time, I bought the land with cash and no lenders were involved. It also limited the number of properties I owned to just a few, so "LLC management" was very simple.

My question is for owners of multiple properties on how you structure(d) your ownership entities all the way from purchasing to managing. In order to keep things simple, I often named the LLC's of my properties with a name that reflected something about the property itself; Like the street or the area it was in. I am about to send out a few offers on some properties I know I will not likely get, but in the event I do, the offer will be in my name with "and or assigns" which would give me time to set up an LLC in the event they accept my offer. However, some agents or sellers don't accept "assignments of contracts" in my experience. Do many of you just keep a repository of LCC's (or whatever entity type you choose) waiting to "assign" to a new property?

Can some of  you share with me how you handle this? I see a (blurry) way thru it, but I am not sure my way is the simplest / smartest way. I could go spend 500 dollars with my attorney, but I hope you guys have some creative ideas. Thanks in advance.