@Alex Keathley the reason money is piling into the stock market it the absolute disregard for the dollar.

@Max Kats If the LLC is a single member LLC, disregarded entity then you can sell in the LLC and buy in your name or another single member LLC, disregarded entity.

As far as taxes and the IRS is concerned you are taxed on all income and the LLC is a 'disregarded entity' for tax purposes.

It was a single member LLC, so assumably a disregarded entity.Can anyone advise the best course of action?

@Angelica Lopez  As David correctly mentioned above, for buy and hold properties, the LLC is disregarded and the properties will be on Sch E of your personal tax return. 

Disregard which ratio of the above you use:A. 

We are thinking:a) 1 Trust for each rentalb) Trust's Trustee: Disregarded LLCc) Trust's Beneficiary: Regular LLC that manages the Disregarded LLC (Trustee)d) We (my husband and I) manage the Regular LLC (Beneficiary)e) Each new rental will have its own Trust, but all the Trusts will have the same Disregarded LLC as the Trustee, and the same Regular LLC as the Beneficiary.f) To add more protection, we are thinking about making a loan to the regular LLC (Beneficiary) to purchase the  properties so in case there is a lawsuit the LLC does not fully own the properties. 

They are violating the lease and because you are allowing it to happen without repercussions, they will continue to disregard you and the lease.  

Not possible to answer...How is the LLC taxed...disregarded entity, partnership, S Corp, C Corp...Maybe if the LLC was taxed as a C Corp and no dividends were a return of basis, @Kory Reynolds would be correct, but that's a far reaching assumption based upon personal experience.The bigger issue is -- should I be doing a stock/unit deal and buying the LLC, or should I be buying the assets and avoiding the off balance sheet liabilities, the contingencies, the unseen incubating lawsuits, etc.Talk to your attorney.

It might be due to your property transfer (for example, that doesn't happen in NJ)...As for your income tax, a single member LLC is considered a "disregarded entity" by the Federal IRS.