The beneficially of land trust is my CA single member LLC.Single-family homes and condominiums are only exempt from AB 1482 if BOTH of the following conditions apply: The property is not owned by one of the following: a real estate trust, a corporation, or an LLC with at least one corporate member.Am I exempt from AB 1482 or not?

Should we have a S-Corp, a C-Corp? or

Having worked in a large corporation most of my career, the more analytics you throw at something, the more comfortable management feel about actually making a decision. 

(I see this a lot, for instance, a contractor operating and giving estimates under his name with the license of someone else even under the same corporation but the licensed one is nowhere).

But corporations can handle it !!

As a result, careful consideration of the ramifications of the S & A decision is essential when planning internal corporate restructuring transactions involving recorded deeds, as well as in estate planning transactions.CAVEAT❗️❗️❗️This DOES NOTpresently apply to transfers of non-homestead residential property to revocable living trust agreements or land trusts This is limited only to non-homestead properties (such as vacation homes, secondary residences, rental properties, or vacant land)KEY TAKEAWAYSIt is important to remember that a change of ownership or control might not make a difference unless the property has been appreciating at a rate of greater than 10% annually.

My wife quit her corporate job a decade ago and got bored, so went back to work part time for a hard money lender. 

I had a call with NCH (Nevada Corporate Headquarters) and they walked me through their whole process and how much it would cost for them to set everything up for you, to include the address and registered agent.

Managing our rentals is our full time job because the cash flow from our rentals more than replaces our prior combined corporate job income.  

We are setting it up so that fees and interest paid will be an expense that our corporation will be able to write off.