All LLC's don't need to produce income, but if you have significant expenses year after year, and no income, my CPA gave me the impression the IRS would eventually raise an eyebrow over it.
When I had three or four houses that I wanted come onto the market, I took out a loan against a paid-off house, because I had enough money to buy them, but not to finish their renovations in a timely manner. Even though I was able to buy them with my own money, they were stuck in the LLC I put them in until the loans were paid off. So don't juggle houses that are attached to any loans or mortgages until everything surrounding them is debt-free.
An attorney needs to represent the LLC, because that's the whole point of an LLC-- it's a legal "person". So I, as a non-attorney, can't represent someone else in court. But when I tried getting a credit card or a loan for the LLC, I ran into trouble. Cards were denied because of "lack of revolving credit". And the fact that the LLC was earning $x/year didn't have an impact on the bank. I had to personally guarantee the loan, and because I didn't have a W2 job, DH had to guarantee me---- and since our LLC was a single-member LLC, we were specifically trying to avoid getting him involved.
If DH had his druthers, he'd make a separate LLC for each house. As it is, we generally put five or six into each single-member LLC. Not necessarily because it helps the rental biz, but because they provide a layer of protection from a disgruntled client of his, in case anyone ever decided to go after "his" assets. But in TX, all you need for an LLC is about $325 to get it registered, and then afterwards, as far as TX is concerned, it's just filing two pieces of paper every May-- one updating my Public Information, and one to say why we're not filing franchise tax. But in other states, it's more difficult/more expensive to keep an LLC running year after year.
So talk to your attorney. Talk to your CPA. See what they recommend for your situation, in your state.
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