As far as LO's in TX, I've done them for 9 years without issue, but then again, our contracts and disclosures are in full compliance with Title 2 Chapter 5 of TPC.

The owner accepted my offer but they didn't have the property disclosure available when I sent my offer.

And they're somewhat state specific because of certain statutes, such as CO detector requirements, lead paint disclosures, maximum time security deposit can be held, etc.

.- Disclosure.

Because the seller may have non-disclosure issues please de-identify the address and such.Good luck!

Does the LLC protect the seller from non-disclosures?

In fact, the pile of addendums I got from FNMA, has dozens of provisions everywhere that I had to sign to acknowledge that I KNOW THAT THEY DON'T KNOW ANYTHING ABOUT ANYTHING, sounds like these provisions wipe out any sort of need or obligation of disclosure to buyers.

Rule 2) Disclosure, Disclosure, Disclosure When you are setting up this type of transaction make sure you are upfront with all of your intentions.

The main reasons are:- No probate- Significant Tax advantages - no estate taxes- No public disclosure - my teacher said, "keeps from airing their dirty laundry"This is coming from a class and book designed for real estate law in California so your mileage may vary, but that should give you a good gist of why people create trusts.

Also, check your disclosure statement from the seller, when you bought.