I have a $250,000 gain that I would like to preserve.  

My partner and I have 58 years combined experience in real estate; and want to grow methodically to preserver reputation and Client Satisfaction.   

Forgot that you asked about bank property preservation visits.

I've been passively looking at commerical opportunities on cape cod but this market is extremely challenging with an much regulation, historic preservation, flood zoning and septic issues. 

However, most put off the most important aspect of Asset Protection / Wealth Preservation.

But there is a lot of capital - institutional, family offices, wealth individuals - who are looking to preserve capital.

That is, buying in my personal name and moving it to the LLC after the fact would essentially nullify my title insurance.So, it appears that if I want to preserve the title insurance, the way to go would be to either do it the way I did it previously (i.e., LLC to personal name and then back to LLC) or go with the land trust option that you suggested.

In my opinion, preserving the water table is the single most important environmental responsibility we have to our species and all others, and if we screw that up, we deserve extinction. 

What is his/her expectations (in terms of capital security/preservation as well as yield on capital)? 

The seller is willing to do 25% at second lien position, but fears default from me and having to take on the first position loan to preserve the property.So BP, what are your negotiation tactics in this situation?