Restructured 12-Property Real Estate Portfolio Into Series LLC

The challenge

An investor held 12 South Florida rentals in a single Florida LLC. A tenant slip-and-fall claim against one property put every other property at risk. He needed liability isolation without doubling his accounting.

Our approach

• Recommended a parent-subsidiary structure (Florida doesn't recognize Series LLCs natively — used a Texas Series LLC with 12 protected cells holding Florida real estate as foreign-qualified).
• Drafted master operating agreement and 12 cell agreements.
• Prepared quitclaim and warranty deeds to transfer each property into its assigned cell.
• Coordinated with title insurer to maintain coverage through transfers.
• Established separate bank accounts and books for each cell to preserve corporate-veil protection.

The outcome

Restructure completed in 6 weeks. Annual filing costs dropped from $1,512 (12 LLCs) to $300 (Texas Series). Tenant claim was contained to the single cell holding that property.