Tax Strategy using property management co. & title transfer

[Jay Pillalamarri]

My mom owns a rental on her name (its 100% paid, no loan). If she transfers title to LLC (owned by her), can someone verify the following pros and cons? Pros are the (1) tax savings (through depreciation, repairs etc.) will be about $500/year. Cons - Does this event trigger a title transfer tax/excise tax of 1.78% (WA State)? Property price = $200K x 1.78% = $3600. That means breakeven is 7 years. I wonder if I've factored all pros and cons and it this is worth it?

Second Question-

• As I help manage my mom's property, I have recently created an LLC (property management). This would help me get tax benefits on all the services being provided. (1) Strictly from a tax perspective, is this sustainable? (2) Will I need general/business insurance? (3) Will I need an active RE license to manage my mom's property? (4) Can some of the home repairs be expensed by the property management company?

Looking forward to hearing from you.