An Irrevocable Trust owns the LLC.  

It is owned by an irrevocable trust where I am the trustee.

You're basically putting down 5.25% + having the irrevocable pmi for life of this loan.

See page 2 of the Freddie SBL guide here:Eligible Borrowers/Borrowing Entities:Up to $6 million — Individuals who are U.S. citizens; limited partnerships; limited liability companies; Single Asset Entities; Special Purpose Entities; tenancy in common with up to five unrelated members; and Trusts (irrevocable trusts and revocable trusts with an individual guarantor)Between $6 million and $7.5 million – Single Asset EntitiesTell us more about the loan request and we can provide more specific feedback.

These eventually work their way down to a generation skipping trust that is an IRREVOcable trust for asset protection.

All contracts, options, or other devices not based upon a substantial consideration, or that are otherwise employed to permit an unlicensed person to sell, lease, or let real estate, the beneficial title to which has not, in good faith, passed to such party for a substantial consideration, are hereby declared void and ineffective in all cases, suits, or proceedings had or taken under this chapter; however, this section shall not apply to irrevocable gifts, to unconditional contracts to purchase, or to options based upon a substantial consideration actually paid and not subject to any agreements to return or right of return reserved.History.

Now I just have to assign them all to an out of state (Delaware) irrevocable trust.

I've read that in a trust, (ir)revocable it's usually those designated to 'benefit' by receiving the assets in the trust created by the "grantor" but that in a land trust it is the the grantor,  or the lender in a deed of trust who is the "beneficiary" rather than those that benefit by ending up with asset the trust was intended to impart the ownership of unto like in a regular trust.

I would have to convince the seller to do this and it would be irrevocable, so if I ever decided to sell one off it could cause some issues.Get a commercial loan but then I need 30% down which is a bit of a stretch for me (I've got about 80k in liquid assets) and the loan would be a series of four 5 year terms and with interest rates set to rise over the next few years, I'd really rather lock in a good rate now and forget about it.So I'm looking for any advice from anyone who's run into a similar situation, and/or any creative solutions.

Hi All,My family has an irrevocable trust that we established last year that has a savings account established with it and we want to use the money in the trust to purchase some property as an investment and I guess I'm just looking for some advice as the best way to go about doing that.Additionally, what kind of professional would it be best that we discuss our options with, RE Attorney, Tax Attorney, CPA...??