Everything included — no hidden fees or upsells →
See Pricing
Start Your Real Estate Business
Your first property. Your first entity.
Lovie is AI company formation. Describe your business and we prepare and submit your LLC or C-Corp filings, assist with your EIN, and handle your registered agent and compliance — all from one conversation.
About us
Lovie is AI company formation for founders. We prepare and submit your filings, assist with your EIN, and handle your registered agent and compliance — so you can focus on building.
Scaling Focus
No hidden fees, ever
Execution First
Filed with the state for you
Senior Led
Registered agent included
One conversation, one company
Tell Lovie what you need — we prepare and submit your LLC or C-Corp filing and assist with your EIN. You review and approve.
One price, everything included
From $29/mo billed annually (or $39 month-to-month), one plan covers formation, registered agent, mail scanning, and EIN. No hidden costs, no surprise add-ons.
Real legal protection
A proper LLC or C-Corp separates your personal assets from your business. Lovie gets you set up correctly.
Works for international founders
Not in the US? Lovie helps non-US founders form Delaware and Wyoming companies remotely — no US address required.
Our Service
Everything your company needs, handled.
Everything Included
Everything included in one plan — formation, EIN, registered agent, mail, and compliance. No upsells, no surprise fees.
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$29
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One plan — billed annually
Formation, EIN, registered agent, digital mail, and compliance guidance — no upsells, no surprise fees.
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Form in any state
Delaware, Wyoming, or your home state — Lovie prepares and files wherever you choose to form.
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Countries served
Ready to serve founders from 200+ countries — form your US LLC or C-Corp from anywhere in the world.
Pricing
One plan. Everything included.
Monthly (billed monthly)
For solo founders and freelancers — form an LLC and keep it compliant, all in one plan.
Per month
$39
+ state filing fee (varies by state, paid directly to your state)
- ✓Cancel anytime — no commitment
- ✓Registered agent service included
- ✓Zero upsells — includes all future products (value over $10,000)
Annual (save $120/yr)
For startups raising investment — form a C-Corp with everything included.
Per month
$29
+ state filing fee (varies by state, paid directly to your state)
- ✓Cancel anytime — no commitment
- ✓Registered agent service included
- ✓Zero upsells — includes all future products (value over $10,000)
- ✓Company Formation Documents Prepared & Submitted (any entity type)
- ✓Next-Day Expedited Filing in Delaware
- ✓EIN Application Assistance (filed with the IRS)
- ✓Post-Incorporation Documents — Bylaws, Operating Agreement, Stock Purchase Agreement & more
- ✓Filing Guarantee
- ✓Registered Agent Service
- ✓Digital Mail Scan & Forwarding
- ✓AI-Guided Formation
- ✓Real-Time Dashboard Access
- ✓Priority Support
- ✓Entity Conversion (LLC ↔ C-Corp)
- ✓Compliance Monitoring & automated BOI reporting
- ✓Document AI
Testimonials
Built for founders
“Formation, EIN, and registered agent were handled in one flow — I just reviewed and approved.”
Behind Success
“I formed my company without a lawyer or a single government portal. Everything was included.”
Why Choose Lovie®
Why founders choose Lovie
Thinking Grwoth
“Lovie didn’t just advise — they restructured how we operate. Within weeks, decision-making was clearer and execution stopped stalling.”
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Founders who chose everything-included
Thinking Grwoth
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Founders who chose everything-included
Execution over theory
We prepare and submit your filings — you review and approve. No portals to navigate.
Make Business run Better
One price covers formation, EIN, registered agent, mail, and compliance.
Senior-led, zero handoff
Guidance in plain language — no legal jargon, no confusing forms.
Why Lovie for Real Estate
The right entity before you close your first deal.
Speed Wins Deals
The investor who can close fastest wins. Lovie submits your filing the moment you approve, so you can make offers and sign contracts under your entity — not your personal name — without holding up the timeline.
Built for Portfolio Scale
One LLC for your first rental. Another for your second. A holding company when your portfolio grows. Each new formation is as straightforward as the first — no attorney retainer, no weeks of waiting.
Compliance Across Every Entity, Every State
As your portfolio spans states, compliance gets harder to track. Lovie monitors annual reports, franchise taxes, and registered agent renewals for every LLC — automatically.
FAQ
Questions about structuring your real estate business.
Should I put each rental property in its own LLC?
Many real estate investors form a separate LLC for each property or group of properties to isolate liability. If a tenant sues one property LLC, your other properties and personal assets are protected. Lovie can help you form multiple LLCs and recommend the right structure for your portfolio size.
Why do real estate investors prefer Wyoming LLCs?
Wyoming offers strong asset protection laws, no state income tax, low annual fees, and enhanced privacy (no public member disclosure). It's a popular choice for holding companies and property LLCs. Lovie submits your Wyoming LLC filing the moment you approve.
What does the Lovie plan include for real estate investors?
Everything: LLC formation service, EIN registration, registered agent service, digital mail scanning, compliance guidance, and a real-time dashboard. No add-ons, no surprise fees. Cancel anytime.
How do I structure a holding company for my properties?
A common structure is a parent holding company LLC that owns individual property LLCs. This gives an extra layer of asset protection and simplifies management. Lovie walks you through the options and forms all the necessary entities.
Can I transfer an existing property into a new LLC?
Lovie forms the LLC entity itself. Transferring property into an LLC involves a deed transfer and may have mortgage and title implications. We recommend consulting a real estate attorney for the transfer process. Lovie gets your entity ready to receive the property.
I invest in properties across multiple states. How does that work?
You can form your LLC in one state (like Wyoming or Delaware) and then foreign-qualify it in states where you own property. Lovie can help with the initial formation and explain when foreign qualification is needed.
How do I form an LLC to close on a property?
Lovie submits your filing the moment you approve it. Wyoming often processes same-day, Delaware within 1–3 business days.
What about Series LLCs for real estate?
Some states offer Series LLCs, which let you create separate 'series' within one LLC — each with its own assets and liability protection. Lovie can form your entity in states that support Series LLCs and explain whether this structure makes sense for your portfolio.
I'm an international investor buying US property. Can I use Lovie?
Absolutely. Many international real estate investors form Wyoming or Delaware LLCs through Lovie to hold US property. You don't need a US address, SSN, or to visit the US. Lovie handles everything remotely.
How does billing work?
It's $29/mo billed annually ($348/yr), or $39/mo month-to-month. Cancel anytime — no contracts, no commitments. This covers everything: formation, registered agent, mail scanning, compliance, and ongoing guidance. State filing fees are paid separately, directly to your state.
What is rental property LLC formation?
Rental property LLC formation is the process of creating a legal entity to own or operate a rental property. Lovie helps investors prepare the entity, tax ID workflow, registered agent coverage, and compliance foundation before lease income begins.
When should I create an LLC before closing on a property?
Start before the title company requests final buyer details. Starting real estate LLC formation early gives Lovie time to align the state filing, EIN workflow, registered agent, and documents before closing deadlines tighten.
How do I set up a holding LLC for rental properties?
A holding LLC usually sits above one or more property-level LLCs and keeps ownership records cleaner as a portfolio grows. Lovie can map the first filing and show when a parent-child entity structure may make sense.
Can a non-US investor LLC for US property be formed remotely?
Yes. A non-US investor can often form a US LLC remotely, then coordinate banking, tax, and property-transfer steps with the right professionals. Lovie handles the entity foundation while you confirm deal-specific requirements.
Do I need an EIN for real estate investors business banking?
Most banks, payment processors, and counterparties expect a tax ID before opening accounts or verifying entity ownership. Lovie keeps the EIN step visible so real estate LLC formation does not stall at banking or title review.
Is a Series LLC for real estate better than separate LLCs?
A Series LLC can reduce entity count in some states, but recognition, banking, insurance, and title practices vary. Lovie can form supported entities and help investors identify when specialist legal advice is needed.
Does Wyoming LLC foreign qualification matter for property owners?
It can. If an LLC owns or operates property outside its formation state, the owner may need to register in the property state. Lovie helps explain the formation sequence so you can plan the next state step.
Can I open business banking for rental property LLC income?
Usually, banks want the filed entity, tax ID, ownership details, and a consistent business address or registered agent record. Lovie prepares the formation base so rent, expenses, and records stay separate from personal finances.
Why do property investors use a Series LLC for real estate portfolios?
Property investors frequently use a Series LLC because it allows them to hold multiple properties under a single master entity while legally separating the liability of each individual asset. If one property faces a lawsuit, the assets held in other series remain protected from those claims. Lovie simplifies the complex filing requirements of a Series LLC, ensuring your real estate investments are properly compartmentalized.
How to maintain corporate compliance when flipping houses across multiple states?
Maintaining corporate compliance when flipping houses across multiple states requires filing for foreign qualification in every state where you actively buy and sell property. Failing to register your domestic LLC in a new jurisdiction can lead to hefty fines and the inability to enforce contracts in local courts. Utilizing an automated compliance guidance platform ensures you never miss a foreign qualification deadline or an annual report.
Are there specialized registered agent services for real estate holding companies?
Yes, specialized registered agent services cater specifically to real estate holding companies by offering multi-state coverage and rapid document scanning. Since property owners often hold assets in jurisdictions where they do not reside, having a reliable local representative to accept legal notices is a strict legal requirement. Lovie acts as a dependable registered agent across all 50 states, keeping your property holding entities in good standing.
What is the best LegalZoom alternative for forming a real estate LLC?
The best LegalZoom alternative for forming a real estate LLC is a service that understands the nuances of property holding, such as anonymous LLC structures and multi-member operating agreements. Real estate partnerships require specific language regarding capital contributions and property distributions that basic templates often miss. Choosing a platform tailored to investors ensures your foundational documents provide true asset protection.
Do I need a separate EIN for each property in my real estate portfolio?
You generally need a separate EIN for each property only if you form a distinct, multi-member LLC or a separate corporation for every asset. If you use a standard Single-Member LLC to hold multiple properties, they can often operate under one EIN, though separating them is safer for liability purposes. Consulting with a tax professional helps determine the best EIN strategy for your specific real estate holding structure.
