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Real Estate
7 services · investors + operators

Real estate services. Acquisition to disposition.

Real estate investors and operators need a stack of legal and tax services: lease templates, deed transfers, lien filings, 1031 exchanges to defer capital gains, property holding LLCs for asset isolation, property management LLCs for operations, title insurance for clean ownership. We cover the full stack for residential and commercial real estate.

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All 50 states + DC 60-day money-back SOC 2 Type II
All services

All real estate services.

From the LLC holding the property through the lease your tenant signs through the 1031 exchange at disposition.

Entity structure

Asset isolation
Property Holding LLC
$499
One LLC per property
Use case: Asset isolationLearn more →
Property Management LLC
$499
Separate management entity
Use case: S-Corp tax savingsLearn more →

Acquisition + disposition

Deeds + 1031
Deed Transfer
$199
Quitclaim or warranty deeds
Use case: Divorce, family, LLC contributionLearn more →
1031 Exchange
$1,499
Defer capital gains
Use case: Sale + replacement propertyLearn more →
Title Insurance
Free referral
Owner's + lender's policies
Use case: Every transactionLearn more →

Operations + enforcement

Active management
Commercial Lease
Free
Landlord or tenant variants
Use case: Office, retail, industrialLearn more →
Mechanic's Lien
$249
Contractor lien rights
Use case: Contractors getting paidLearn more →
Why our real estate services

Real estate operations, structured right. From day 1.

One LLC per property

Best practice for portfolios: each property in its own LLC for asset isolation. Tenant claim at property A cannot reach property B. We form and structure portfolios.

Management entity separate

Property management LLC handles operations; holding LLCs hold property. S-Corp election on management LLC unlocks tax savings for active investors.

1031 exchange to defer gains

Capital gains tax on real estate sale can be deferred (sometimes indefinitely) via 1031 exchange. 45-day identification, 180-day close. We coordinate QI and replacement entity setup.

Lease structure matters

NNN vs. gross, escalation clauses, TI allowance, holdover, assignment restrictions. The lease is the most important document in commercial real estate. We generate landlord or tenant favorable variants.

Title insurance protection

One-time premium, coverage for life of ownership. Protects against title defects, undisclosed heirs, recording errors. Required by lenders; recommended for buyers.

Multi-state coverage

Real estate investments often cross state lines. Each state has its own deed format, recording office, lien rules. We handle all 51 jurisdictions.

FAQ

About Real Estate.

How should I structure real estate ownership?
Most investors hold real estate in LLCs to separate it from personal assets and, for larger portfolios, from each other, so a claim tied to one property is contained. The right structure depends on portfolio size, financing, and risk. We form and organize the entities that hold your real estate.
Why not own property in my personal name?
Because personal ownership exposes all your assets to any claim tied to the property, a tenant injury, a dispute, an accident, while an LLC generally contains that liability to the entity. We flag the exposure so valuable real estate is not sitting unprotected in your own name.
Should I use one LLC or several?
A single LLC can hold one or a few properties, but higher-value portfolios often use separate LLCs per property so one claim cannot reach the others, balancing protection against administrative cost. We flag the right structure for your portfolio so liability is contained without needless complexity.
What is a 1031 exchange?
A 1031 like-kind exchange lets you defer capital gains on investment real estate by reinvesting the proceeds into like-kind property within strict deadlines, 45 days to identify and 180 to close, a core deferral strategy for investors. We flag how entity structuring supports an exchange and coordinate with your tax advisor.
How is real estate income taxed?
Rental income flows through most LLCs to your return, offset by expenses and depreciation, and strategies like a cost segregation study can accelerate deductions, so structure and tax planning interact. We keep your entities organized and flag the planning that reduces the tax on your real estate.
Do I need to register my LLC where the property is?
Generally yes: an LLC owning property in a state usually must be registered or foreign-qualified there, since that state has jurisdiction over the real estate, even if the LLC was formed elsewhere. We flag the registration so your ownership is compliant in every state where you hold property.
How does financing affect my real estate structure?
Lenders may have requirements about holding property in an entity, and transferring a mortgaged property into an LLC can trigger a due-on-sale clause, so financing shapes structuring choices. We flag the lender considerations so your entity structure and your loans do not conflict.
Should I separate property management from ownership?
For growing portfolios, holding real estate in ownership LLCs and running operations through a management LLC adds protection by separating operational risk from the assets. We flag when this two-layer structure is worth it so your operations do not endanger your properties.
Can File.Business help me structure my real estate?
We form and organize the property-holding and, where useful, management entities, provide registered agent service, handle multi-state registration, and flag the financing, titling, and tax steps, so your real estate sits in a clean, protective structure across every property and state.

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