Real Estate Law
Commercial Closings + Investment Real Estate
Commercial transactions are significantly more complex than residential: zoning, environmental assessments, tenant due diligence, existing-lease review, CAP rate analysis, and buyer-entity structuring.
Commercial transaction types we handle
- Multifamily (2–50 units): rent-roll review, existing-lease audit, estoppel certificates
- Offices and commercial spaces: NNN lease review, ROFR, renewal clauses
- Land and development: zoning verification, land use, build-out feasibility
- Short-term rental portfolios: structuring via LLC holding + property-level subsidiaries
- Mixed-use (residential + commercial): combined title and zoning analysis
Structuring for Brazilian investors
Investors with multiple US properties should structure LLC holding + subsidiary LLC per property. Typical structure: LLC Holding (Florida) — owned by the Brazilian investor; → Subsidiary LLC 1 — property A (Orlando); → Subsidiary LLC 2 — property B (Miami); → Subsidiary LLC 3 — property C (Tampa). This structure: isolates risk (lawsuit on one property doesn't reach others); enables sale of individual property (transfer LLC, not deed); simplifies taxation and income distribution per property; compatible with 1031 exchange (capital-gain deferral).
Frequently asked questions
What is an NNN lease?
Triple-Net lease: tenant pays base rent + (1) taxes, (2) insurance, (3) maintenance. Standard for commercial investments. Watch for CAM-charge cap clauses.
What is a 1031 exchange?
IRC Section 1031 allows deferring capital-gains tax when exchanging like-kind property, following strict timing rules (45 days to identify / 180 to close) and a qualified intermediary.
Does each LLC holding need its own EIN?
Yes. Each LLC needs a separate EIN, even if the sole owner is the LLC holding.
Can I live in a property bought via commercial LLC?
Technically yes, but it breaks the protection structure (piercing the corporate veil). For residence, use separate LLC or Revocable Living Trust.
How much does a commercial closing cost?
Depends on value and complexity. Typical Pinho Law fees: 0.4–0.8% of purchase price for transactions above $1M.
Ready to Take the Next Step?
Schedule a consultation today. We will listen, assess your situation, and give you a clear path forward — in the language you are most comfortable with.