I think a lot of confusion here is the concept of “asset protection” itself. What assets are actually protected?
One of the underpinnings of the discussion is how liability is contained. One of the reasons to incorporate our real estate business is that, in the event of a lawsuit arising out of our corporate activity, only the assets owned by the corporation are exposed to liability. The corporate structure “shields” our personally owned assets from exposure to liability.
This same firewall between personally owned assets and business owned assets is available with a Limited Liability Company. The LLC also shields our personally owned assets from liability in the event of a lawsuit arising out of the LLC business activity by limiting liability exposure to only those assets owned by the LLC.
When you read the term “asset protection” in these forums as well as other real estate websites, the context is that of a suit of armor that protects your personally owned assets from attack in the event of a lawsuit. The business entity limits or contains the liability exposure to only the assets held by the entity. The members of the LLC are not held personally liable when the LLC is successfully sued.
A trust is the cloak of invisibility that hides your ownership. In the absence of a business entity, all your assets are exposed to liability in the event of a lawsuit. When you are operating as a sole proprietor, you are personally liable for the conduct of your real estate activities. You do not enjoy the personal liability protection offered by the LLC. This liability puts everything you own at risk. The cloak of invisibility makes it less obvious that you are a person of means that has anything of value to be gained from a lawsuit. But, if your cloak of invisibility is shredded, there is nothing that limits your liability exposure.
There is nothing to keep one from employing both a trust and a business entity for the strengths each provides. The trust wraps your assets in a cloak of invisibility but the cloak does not deflect the slings and arrows of a lawsuit. The business entity is the suit of armor that protects the assets behind the armor should the cloak be removed.
Extend the asset protection concept even further. Once you have the firewall between your personal assets and your business assets, you might consider ways to compartment your business assets to further limit liability exposure. For example, you have several rental properties owned by your LLC. As your equity in the properties increases, your liability exposure also increases. One approach is to set a limit on the amount of equity the LLC will own to $250K. In the event the LLC is successfully sued, only $250K is at risk.
Under this plan, the rental property owner with (let’s say) $1 million in equity will form several LLCs and title property to each LLC so that the maximum equity in any LLC is $250K. Nothing prevents the property owner from having each property titled in the name of a trust with the LLC as the beneficial owner of the trust.
Just where I am coming from.