All Forum Posts by: Samuel S.

Hey BP folks,

For those who are fluent in this type of arena, could you please me know if I am missing anything? (I apologize for the length)

I have an investor (just one) looking to get involved in REI, who is self employed. Say he rolls over x amount into a solo401k/SDIRA/ROBS, then invests the funds into my LLC. My LLC will then go and purchase RE. This would not be considered a syndication, correct? Since I wouldn't be pooling funds, but rather just having 1 investor fully fund my LLC?

Also for the compensation, I understand that my investor would be receiving the distributions via his retirement fund and not personal bank account, but would I still be able to receive normal compensation? (depending on how my investor and I decide to structure the payouts)

Last question: I understand any debt financed income inside a retirement account is subject to UBIT (with the exception of solo 401k), but if I got debt financing in the name of my LLC, would the income distributed to my investors retirement account not be subject UBIT?

Would really appreciate any feedback! 

Hi fellow BP members,

I am just curious to see which of the below strategies you would find most attractive if offered to you, for raising capital.  

- Offering a competitive interest rate on loaned capital

- Having investor own the property, but split cash flows 50/50

- Allowing myself (sole LLC manager; where property would be held ) to receive a quarterly % of AUM (Assets under management)

Any input on alternate strategies would be greatly appreciated!

Thanks guys! Really appreciate the input!

Just to play devils advocate, in this same scenario, could my LLC sign as the personal guarantor? So if I only held one property in this LLC, and the LLC were to default on the loan, the lender could take the property, but since there were no other assets to take within this LLC, the lender couldn't come after me personally for the remaining deficit?

So say the only asset my LLC owns is just a single property, which was paid for in cash worth 100k. So I have 100% equity in the eyes of the lender. When I go to do a cash out refi for my next investment property, will I be able to have that cash refi loan be a non recourse loan? Or are refinance loans always recourse? What if since the property ownership is in the name of the LLC, can I qualify for a commercial loan which I could have be a nonrecourse loan?

Hi,

First I just want to say how grateful I am for everyone's input on here. BiggerPockets has been such a pivotal tool for me in learning so many aspects of REI in such a short time.

I am new to REI and looking to start in the suburbs of Detroit. I went to college in Detroit, and have lived in the area for over 7 years. I am very familiar with where the gems and war zones are. I've also established a marketing strategy I will use within my target area.

I currently work in Detroit as a corporate buyer for a large tier 1 automotive manufacturer. Right now I do not have a substantial amount of capital to invest with, but thru my job I have built up a solid network of wealthier individuals who are looking for investment opportunities. I also have great relationships with a 2 brokers from my hometown (thumb area). If I can present these potential investors with a legitimate wholesaling opportunity, having transparently quantified my due diligence on the property, I believe that this could be my way to break into the REI world.

After reading many forums on setting up the business side of REI, I think having a Parent/Subsidiary structure will be most beneficial, as not only will I have personal asset protection, but also because LLC's are cheap and easy to set up in Michigan. The parent company would just be the "holding company" of each subsidiary. Any offer I would make on a property would be in the name of the subsidiary LLC (one property per LLC). Then once under contract, I would simply look to sell the LLC (wholesale). Any revenues generated from selling the subsidiaries would flow into the Parent company (If I am missing something please let me know!)

My questions are:

1. Would it make sense to be the sole owner of both the parent company, and its' subsidiaries? Or would it be better to add partners onto both, so there'd be a lesser chance of a lawsuit piercing the veil? 

2. Since I plan on doing all of the work, is it possible to add on partners, but only for the legal sake of "having partners" but they won't necessarily be compensated? (unless of course they broker the deal, or become a cash/credit partner) In other words, can I just add on "passive" partners who will be more or less mentors?

3. If going this route, would the LLC structures eliminate the need for title insurance/any other insurance, since the only assets each subsidiary LLC will own is one property (or PA to the property)?

4. Instead of creating a parent company, would it be smarter to just personally sell each individual LLC and receive the payment in my name? Or would that not be worth the liability?

I would be extremely appreciative for any input!