FAQs

Who Should Borrow Money to Purchase Real Estate – Me or My LLC?

Question:  I intend to borrow money to purchase investment real estate.  Should I borrow the money or should my LLC be the borrower?

Answer:  If it is ok with the lender, it is best for the LLC to be the borrower.

I’ve been a real estate and business lawyer since 1980.  Based on my knowledge and experience the type of entity to form to hold  real estate is an  LLC.  When I represent buyers of multi-million dollar properties the lenders always require that the borrower form a single purpose LLC to own the real estate.  Over two thirds of the 4,200+ LLCs I have formed have been to hold investment real estate.

Your other choices are the corporation and the limited partnership.  Both of these types of entities have been replaced by the LLC as the entity of choice to own investment real estate.  A general rule is never own investment real estate in a corporation because of adverse tax consequences.  That’s why the limited partnership, not the corporation, was the entity commonly used to own investment real estate before the invention of the LLC.

When you have an LLC, you want the LLC to be the borrower that signs the promissory note and becomes obligated to repay the loan.  The general rule is that if the LLC is the borrower, the owner(s) of the LLC are not liable to the lender to repay the loan if the LLC defaults.

A sophisticated commercial lender will require you to form an LLC and have the LLC be the borrower and take title at closing and require you to guaranty the loan.  Single family home lenders and lenders that do not understand the legal reasons for having the LLC be the borrower will require a person or people to be the borrower.  If your lender will not let the LLC be the borrower then you must be the borrower and take title in your name and then transfer the real estate to the LLC after closing.

If you are an owner of an LLC that will borrow money, the best structure for you is for the LLC to borrow the money and sign the promissory note without you signing a guaranty by which you promise to repay the lender if the LLC defaults.  If you can do this, then if the LLC were to default on the loan and did not have sufficient assets to repay the loan, the lender would not be able to pursue you for the unpaid amount due to the lender.

By |2016-12-13T21:20:16-07:00January 3rd, 2014|Categories: Asset Protection, FAQs, Real Estate Issues|0 Comments

If My New Business Will Have Start Up Losses, Should It be an LLC or an S Corporation?

Question: I am considering starting a new business and I anticipate that it will produce losses, rather than profits for the first few years. Should I form a limited liability company or an S corporation to own and operate the business?

Answer: People ask this question of me a lot, but this question mixes the type of entity formed under state law with a method of federal taxation under the Internal Revenue Code of 1986, as amended. When you are thinking of forming an entity in California to operate a business or to own investment real property, the first question is what type of entity should I form under California law? More often than not the answer is a limited liability company.

After you form your company, the next question is what is the best method of income tax for the entity? If your tax advisor says that your LLC should be taxed as an S corporation and if it is eligible for that method of tax, then all of the members of company must sign an IRS Form 2553 (see the instructions) and file it with the Internal Revenue Service before the deadline for making the S corp election.

An LLC taxed as an S corporation is a “pass through” entity (it does not pay income taxes), which means that losses are passed through to the owners who can deduct the losses on their personal income tax returns (if they have sufficient basis).  Note: An LLC that elects to be taxed as a C corporation, an S corporation, a sole proprietorship or a partnership for federal income tax purposes does not change its character. The entity always remains an LLC created under California law regardless of the method of federal income tax applicable to the entity.

Bottom line: If S corp tax treatment is important and your business is in California, form a California LLC and cause it to be taxed as an S corporation by filing an IRS form 2553 in the first 75 days after forming the LLC.

P.S.  I recommend that everybody who forms an LLC consult with a good tax advisor as soon as possible after forming the entity to obtain advice on which of the four federal income tax methods (sole proprietorship, partnership, C corporation or S corporation) is best for the limited liability company. The election to change the default method of income tax (sole proprietorship or disregarded entity for a single member LLC or partnership for a multi-member LLC) must be filed within 75 days of the date of forming the LLC for the election to be effective from the date of formation.

By |2016-12-13T21:20:16-07:00January 2nd, 2014|Categories: CA LLC Formation, FAQs, Tax Issues|0 Comments

Pre-2014 California LLCs & RULLCA

Question:  I formed my California limited liability before January 1, 2014, the date on which the new California Revised Uniform Limited Liability Company Act (“RULLCA”) became effective.  Does my LLC have to file any document with the California Secretary of State as a result of the new law?

Answer:  No.  California LLCs created before January 1, 2014, do not have to file an amended Articles of Organization or any other document as a result of the new California RULLCA.

By |2015-04-30T19:17:34-07:00January 1st, 2014|Categories: CA Law, FAQs, Operating LLCs|0 Comments

Can My California LLC Do Business in Another State?

Question:  If I form a California limited liability company, can it do business in a state other than California?

 Answer:  Yes.  An LLC formed in any of the fifty states may engage in business in any of the other state if the LLC registers to do business in the other state.  Registering to do business in a state means filing a form and paying an initial registration fee and annual fees each year. If the state where the LLC registers to do business has a state income tax then if the LLC earns income from within the state the LLC must file a state income tax return and pay state income tax to the registration state.

By |2015-02-26T20:17:54-07:00October 2nd, 2009|Categories: FAQs, Operating LLCs|0 Comments
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