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All Forum Posts by: Keaton Frieberg

Keaton Frieberg has started 1 posts and replied 28 times.

In Texas, the best evidence that a tenant vacated the property are 1) Keys 2) a written statement saying they have left 3) an empty unit. Take pictures of the empty unit.

Disclaimer*I am an attorney, but this is not legal advice, just friendly information.

Post: LLC and how to use it in real estate

Keaton FriebergPosted
  • Attorney
  • Texas
  • Posts 29
  • Votes 18

Liability is a two way street. Just because everything is done right, or to a prudent person standard (thus negotiating a negligence claim) when operating or managing the landlords rental units does not mean that the landlord, in their personal capacity, does not engage accidentally of course in some liability producing activity that results in a judgment with a creditor on the other side. At which point all assets in the individuals personal name are at risk (unless exempt). 

Disclaimer*I am an attorney, but this is not legal advice, just friendly information.

Post: Seeking Real Estate CPA / Tax Advisor

Keaton FriebergPosted
  • Attorney
  • Texas
  • Posts 29
  • Votes 18
Quote from @Amanda Swetman:

Looking for a CPA In Texas or Austin. 


 DM me. I will refer you to the CPA I use who is fantastic!

Quote from @Andrew R.:

I'm looking for a Texas attorney to help me re-structure an LLC I have with 2 other members, any recommendations? Please, only looking for recommendations of someone you've already used in your REI career, thanks!


 Hi Andrew, 

My firm would be happy to help you out with your LLC restructure!

Hi @Kumar Gaurav,

Yes, you can. You must have a registered agent here in Texas to form your LLC.

Texas has a great, diverse real estate market. Additionally, Texas is a debtor friendly state which is another great reason to form your LLC in Texas. Texas also has the Series LLC which you may want to spend some time looking into.

Post: LLC setup in Houston

Keaton FriebergPosted
  • Attorney
  • Texas
  • Posts 29
  • Votes 18

Hi Sam, just messaged you. My firm can take care of you!

Post: Which would be best; LLC or S Corporation

Keaton FriebergPosted
  • Attorney
  • Texas
  • Posts 29
  • Votes 18

One reason why I prefer the series is that it is not necessary to implement the series aspect of a series until one is ready. So until you create a cell in a series, the company operates exactly the same as a traditional LLC. Thus, providing the investor the option to deploy the series element of the series when they so choose. If the individual forming the LLC were not to include this language in the initial filling but wanted to form a series later, this would require another filing with the secretary of state to amendment the certificate of formation.

While Texas LLCs are relatively inexpensive to file, and have no annual fee (besides possible franchise tax costs) your CPA will likely charge you separately for each return that needs to be done. Additionally, if you form your company the right way (having a professional help you) each LLC will cost more than $300.00 to form whether it is a series or traditional LLC. I believe that the "risks" that have been pointed out are in regard to the fact that the series LLC has not been heavily litigated by our courts. While this is true the statue clearly describes how to form and operate a series to maintain the division of liability amongst each cell just as is laid out for traditional LLCs. See below.

Sec. 101.602. ENFORCEABILITY OF OBLIGATIONS AND EXPENSES OF SERIES AGAINST ASSETS. (a) Notwithstanding any other provision of this chapter or any other law, but subject to Subsection (b) and any other provision of this subchapter:(1) the debts, liabilities, obligations, and expenses incurred, contracted for, or otherwise existing with respect to a particular series shall be enforceable against the assets of that series only, and shall not be enforceable against the assets of the limited liability company generally or any other series;(2) none of the debts, liabilities, obligations, and expenses incurred, contracted for, or otherwise existing with respect to the limited liability company generally or any other series shall be enforceable against the assets of a particular series.

Note that for the above to be true there are certainly formalities that must be maintained as well specific language that must be included in formation and company documents. 

Disclaimer*I am an attorney, but this is not legal advice, just friendly information. You definitely want a professional to look at your particular circumstance and help you come to the right structure.  

Hi Mak,

I am sure the process is similar in most states, but here in Texas to transfer title from one LLC to another you would use a general warranty deed. If you have never done this before you should reach out to an attorney in your jurisdiction. As long as your second LLC is already formed, it should only cost a couple hundred dollars to get this transfer done. To record the deed there is usually a small filing fee. I agree with Charles that you used speak to your CPA about potential tax liability, if any.


Disclaimer: I am an attorney, but this is not legal advice, just friendly information. You should seek legal advice from a duly licensed attorney competent to practice law in your jurisdiction.

Post: Which would be best; LLC or S Corporation

Keaton FriebergPosted
  • Attorney
  • Texas
  • Posts 29
  • Votes 18
Quote from @Fernando Martínez:
Quote from @Keaton Frieberg:

Hi Fernando, 

Depending on how many properties you plan on acquiring, you should definitely check out the series LLC that Texas offers. Our clients typically use a separate management LLC as an S Corp but do not elect S Corp status for the LLC Series holding company.

Disclaimer: I am an attorney. This is not legal advice, just friendly information.

Hi Keaton,

Can you elaborate on checking out the series LLC in Texas has to offer?

Are there CPA's in Texas that you would highly recommend to use in regards to real estate?

Are you a real estate attorney, just curious in case I would go with your services. What area of Texas do you operate out of? If not do you recommend any?

Thank you for your time.

 Hi Fernando,

The Texas, series LLC allows the investor the ability to compartmentalize each property into its own series or "cell" thus insulating each property from potential liability. With this structure you could either use one of the cells to operate as the management company, or you could create an entirely separate LLC to manage your properties.

Yes, I would recommend Lila Ramos- (512) 293-1770.

And yes, I am. We operate throughout all of Texas! Let me know if you have any other questions and I'll point you in the right direction.

Disclaimer- This is not legal advice, just friendly information.

Post: Which would be best; LLC or S Corporation

Keaton FriebergPosted
  • Attorney
  • Texas
  • Posts 29
  • Votes 18
Quote from @Fernando Martínez:

Thank you for your reply. If I've acquired property in my personal name how easy is it to change it over to my LLC or business structure? Is it just as easy as a quick claim deed. What happens with the mortgage if its under a personal name?

In Texas, it is much more advisable to transfer property via a General Warranty deed if possible.