what's up guys hey it's clint coons here and in this video we're going to talk about how to make
your real estate ownership invisible all right let's get started so here's the thing when you're
owning real estate how do we make sure we get our name off the public record now you know i cut a
video last year uh regarding patrice coolers a black lives matter co-founder who had bought
real estate and created all these problems they found out she was buying it for cash and
that's developed into something totally different now but the point is is that i went through on
you know what she should have done different so i wanted to do in this video is show each and every
one of you how you can avoid making the same mistakes this individual did when they bought
or when she bought her residential real estate how do we do that well there's two ways that we
use actually three different ways we use to own title to property to ensure that your ownership
remains hidden from public record now ideally it's always going to be best if you can buy for cash
directly in an entity or if you're not buying for cash that the lender will finance your
acquisition in the name of an entity if they're not willing to do that you're always going to be
in the chain of title but i'm going to give you a couple of hints here about what to do there
so ideally one way to do this is to set up a limited liability company let's say
you set up an llc right here now in setting up that llc what you have to be aware of is
what information is collected by the secretary of state that is how much information is going
to be made publicly available so beyond just the name of the llc if they want to know who is the
register of course they're going to know who is a registered agent they may want to know who is the
manager or member and they want to know who is the organizer of this llc so obviously when the
state asks for this information your name cannot appear as a registered agent you can't be listed
as a member or manager and you definitely cannot file it yourself because if you do then they're
going to be able to trace this company back to you and that's the first mistake people typically make
and setting up their llc's is they have their name on the articles that get filed so it comes back
to them now you're thinking well clint if i'm creating this llc and i'm setting it up in in
washington state how am i going to accomplish this if i'm the one that's going to own the llc that's
going to take title to the piece of property well first off you have to appreciate the fact that you
can't be the owner of this llc it just won't work what you need to do is create a different entity
down here to be the owner and what i typically like to use in my structures is a wyoming llc so
i'll set up a wyoming llc right here now that pen is dead so we'll set up a wyoming llc right here
like that and we'll make it the member of this washington limited liability company so the
washington llc is going to be owned 100 percent by the wyoming llc now the wyoming llc again
you can't set this up if you try to set it up then you're going to get tagged to it if you get
tagged here they're going to know you on this so so setting up this right structure is crucial to
own real estate anonymously so again you set this up wyoming only wants to know the name of the llc
the registered agent and they want to know the organizer they don't ask for who are the members
or managers of this company so you could be a manager up here and you can be a member down
here of your llc and that information isn't going to be disclosed anywhere so this is the
first entity we need to create we get this entity set up right and again you're not here you're not
here you're not setting this up we set up hundreds of these every month for our clients to protect
their identity so this gets set up number one then you're going to come up here and you're going to
set up your washington llc this is number two and when you have someone organize it for you
that you keep your name off of here when it comes to listing who is the member of this llc
we're going to list the wyoming llc's name so it points down here so on this filing
has an ra it has the organizer and it says who is the member it's going to say blue box
llc so if somebody looks here points into here and then it goes nowhere they don't know who's
involved so that's for step number one if you want to use limited liability companies to own
real estate anonymously you have to set them up the right way now so this would be the perfect
example where you could buy for cash so you could come in here and you can buy this llc you can buy
for cash in the name of that limited liability company and you close in the name of the llc
and no one knows it that you're involved with it now here's something else you need to keep
in mind when you do this strategy buying for cash where you can get hung up is on the tax statements
all right the tax statements for this property where are you going to send those
do not give an address that is associated back to you that will kill this anonymity
one of the things that we provide our clients is we actually give them an address in nevada
for their tax statements it doesn't matter where you live or where the property is located you can
send them anywhere you want so the statements come into our nevada address and then we forward them
onto our clients so that somebody couldn't search our clients just through the tax statements alone
everything points back to us so buying it for cash tax statement address is really important
and you're going to have anonymity here for this type of structure now another way you could do it
as well if you're buying for cash if you wanted to set this up is just buy in a in a wyoming
llc to begin with you could buy in the name of a wyoming llc even if the property is in washington
as long as you haven't started renting it out yet you could keep it in wyoming even though the
property isn't located in wyoming have anonymity i've done this strategy myself several times
with my acquisitions until i know i'm going to do some rehab work and get it all set up
and ready to go i'll just buy a wyoming llc it takes me uh have it set up in a couple
hours ready to go give it over to title tell them this is where i'm going to close in fact i did
this strategy this week well you depend on when the video is released could be several weeks ago
for a property i bought in washington so now when i go to rent the property i'll take this entity
and i'll foreign file it in washington but by that time i will have already brought in my wyoming
llc to be the member so again when you foreign file it you still have to list this stuff with
the state of washington but i'll have my wyoming llc protecting wyoming llc number two up here so
that's another little strategy you can you can think about using especially if you have a time
crunch on your property you don't have time to set up this structure we get a lot of clients that'll
call us up hey i'm you know i need an entity for closing in four days well it's not going to happen
to get all this done just too many pieces we'll just set you up a wyoming llc closing that and
then we'll either move the llc to the state where the property is located through domestication
or we'll just do like i just showed you four and filing now what happens if you're not buying for
cash right in this type of structure what are we going to do then well in that scenario we're still
going to keep the structure in place but since you're not buying for cash you're going to buy in
your own name you're going to be in the chain of title here because you're forced to closing your
own name so now you have to deed the property to this limited liability company so you'll deed it
from your name into this llc that has this level of anonymity on it so you're going to take your
name off of title and put it in the llc now this is where people screw up time and time again when
they try to set the structure up they will deed the property in and they'll use a quit claim deed
bad move when you use a quit claim deed to transfer title from your name into an llc
i know it's your property i know you're still involved why because a quit claim deed transfers
bare legal title you make no warranties so if if i give you a piece of property that has a bunch
of problems with it and title defects you have no recourse against me you cannot get financing
with quick claim deeds banks won't lend you money because you can't get a title policy to cover it
they want to make sure that they have clear title to that property if they're going to loan money
against it so i know whenever i see a quit claim d that people are setting up their own structures
using probably doing the deeds on their own and that they're still involved in this structure
right here because that's the only time somebody that bought a piece of property would accept this
deed i mean i mean no one's buying a piece of property would ever accept the state i would
never take a quit claim deed from a uh a seller of a piece of property so quick clean deeds mean
that you're still involved you always want to use a warranty deed so whenever you need the property
in if you're buying your own name and you're transferring it always use a warranty deed so llc
it's going to be a dual structure for anonymity purposes now another strategy you can use is to
use a land trust as a title holding vehicle so you can set up a land trust right here
and you can take title this way now i like this strategy a lot for people who are going to buy
at auction this is a freaking killer strategy for buying at auction because you don't need to have
i mean you can create land trust right here and we just fill them out why we're sitting there bidding
on a piece of property and if we win great we got the trust ready to take title but if you don't if
you're not buying at auction you have a piece of property here's another option for you as
far as owning owning that with the land trust of course you're going to be the beneficiaries
i have lots of videos on land trust you're the bennies now when you take title in a trust you
take title in the name of a trustee so you have to have a trustee listed here that's going to go on
title because the trust document itself it's not recorded anywhere no one knows what the terms are
so if you're listed as the beneficiary somebody just can't look at your trust and say oh i see
clint's right down there as a beneficiary so this is his trust they don't see that so what
you want to do is you have to pick a trustee to serve here that's not related to you that
they can't see through that to get to you so what are your options you can use a nominee trustee
all right so a nominee trustee is someone like me i don't know how many thousands upon thousands of
trusts that my name shows up on every week literally i receive calls from investors
asking me about properties that they think i own because they're held in land trust that i'm listed
as a trustee on and i'm not they're my clients properties but they don't know that because
when they look at title it says clint coons trustee of the 475 trust so that's all they see
so that's one way to do it and then what your nominee will do after they've titles transferred
in the nominee resigns and in the trust document it says the clients are the successor trustees
of this trust so then you step in and no one knows about this so that's one way another way
to do it is to use a wyoming llc as your trustee remember what i was talking about with wyoming to
to hold the llc's for anonymity purposes here's a scenario where you would set up a
second llc not the same one i showed you before you'd have a second llc up here wyoming llc
since they can't see through this to you you'll make it the trustee of your trust now when you
transfer title into this land trust it'll go in it'll state you know blue box llc a wyoming
limited liability company that's key you got to put that wordage in there so people know
it's a wyoming llc a wyoming llc as trustee of the 456 trust now someone looks at title
they don't see your name they see the the llc which doesn't relate back to you and the trust
name and so now we're talking about holding property anonymously this way because you want
to cut off the ties and everything i told you earlier about the property address don't i mean
the tax statements you got to use another address for those tax statements they can't come to you
personally or any address associated with you because that will screw up this deal so another
derivation of this is to use a wyoming statutory trust typically i use those if we're dealing with
investors in california and they want to avoid the 800 franchise tax on transferring real estate
you set it up the exact same way but instead of using a land trust we're using what's called a
wst so those are the two main strategies you can utilize to hold real estate anonymously land trust
or a wyoming llc holding state specific llc's all pointing back to it guys if you liked the video be
sure to hit the like button if you would like to set up a strategy session with someone in our firm
we have an opportunity for you to do that just go into the show notes there's a link there you click
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at putting together the right structures for your real estate investing take care
bye