Purchasing properties anonymously

[Ryan Louz]

California based investor looking to purchase single family properties all cash in Ohio and Kentucky. 

Looking to buy 2-3 properties.

I already own one property in California through a Revocable Trust and noticed it shows up on Google when I search my name. 

I know its difficult to stay fully anonymous but thats not my goal - Simply staying off of Google search results would be enough for me.

Now trying to strategize how to purchase future homes in Ohio and Kentucky and stay off of Google.

Heard there are a couple popular options:

Option # 1. Create 2 LLCs

- First create an LLC in an Anonymous LLC State like Wyoming 

- Then create an LLC in the state I'm buying in, like Ohio

- The Wyoming LLC would own the Ohio LLC 

- When purchasing properties, title deed would show the Ohio LLC name instead of me

Negatives:

California makes all tax residents register their LLCs with the State, even those formed in different states (and requires you submit the names of the owners) so this would defeat the purpose trying to stay off of public record.  

Option #2. Purchase properties using a Trust

I already have a Revocable Trust setup but it includes my full name in the title of the trust, so this would defeat the purpose of staying anonymous.

I could create a new trust with a random name, but I heard the "Trustees" section of the trust also get published to public records. 

So even if I create a trust with a random name, whoever is listed as a Trustee gets posted online. 

The only thing I can think of would be list to someone else in the Trustee section of the trust, but how would this work?

Negatives to the trust option (Option #2)?  

Any other alternatives?

[Dennis McNeely]

I've been told the answer is to set up a revocable land trust with the LLC as the beneficiary of the trust and an appropriate trustee structure. You can search for "Mr. Land Trust" for more information.

The trust keeps you anonymous, and the LLC provides a legal barrier in the event the anonymity of the trust is breached and there's action taken against its trustee. FWIW, a CPA indicated single entity LLCs don't provide the same level of legal protection as multi-member LLCs provide. Further, my understanding is that it is possible to create a multi member LLC with yourself and a corporation as members, where you're the corporate official(s) - but we're getting fairly deep into the weeds here.

Note that I'm just a lowly landlord who has attended seminars and implemented some of what was taught. Nothing is final until the judge raps their gavel on the bench, so seek official guidance from your attorney or CPA which is pertinent to your situation.