Chicago Real Estate Investor Attorney: Flat Fees for LLCs, Creative Financing, and Evictions
LLC formation $750. Purchase closings $500, plus $150 for each unit after the first. Evictions from $895.
You have a deal to close, a tenant who stopped paying, or rentals still held in your own name. Many firms send each of those jobs to a different lawyer. I handle all three. Every stage has a published flat fee.
Key Facts
- Abdilla and Associates represents Chicagoland real estate investors through the whole cycle: entity formation, closings, creative financing, and evictions.
- An Illinois LLC is a $750 flat fee with the state filing fee included, and a series LLC starts at $1,050.
- A portfolio legal audit of entity structure, deed chain, and lease compliance is a $1,500 flat fee.
- Subject-to and wrap-mortgage closings are $2,000 flat, and a lease option is $1,500 flat.
- Investor evictions use the county flat fees: $1,600 Chicago, $895 to $1,250 suburban Cook, $895 DuPage, $995 Kane.
Fees verified September 21, 2026.
I form the entity, close the purchase, draft the creative-financing papers, and evict when a tenant stops paying. Each job has a flat fee, listed below. The first consultation is free. I do not take wholesale assignments or double closings.
What Does Each Investor Service Cost?
Most investor services have a flat fee. Each price below also appears on the matching service page.
| Service | Fee | Includes |
|---|---|---|
| LLC formation | $750 flat | State filing fee, operating agreement |
| Series LLC | From $1,050 | $400 state filing fee |
| Purchase closing | $500 + $150 per unit after the first | Contract review through closing |
| 1031 exchange coordination | In closing fee | Contract language, QI coordination |
| Subject-to closing | $2,000 flat | Due-on-sale plan, land trust |
| Wrap mortgage closing | $2,000 flat | Full document set |
| Seller-financed loan | $2,000 flat | Note, mortgage, guarantee |
| Lease option | $1,500 flat | Lease, option, credit schedule |
| Land trust | $750 standalone | Trust agreement, deed in trust |
| Portfolio legal audit | $1,500 flat | Entities, deeds, leases, insurance |
| Eviction | $895 to $1,600 | Set by county |
| Judgment collection | Quoted after a free call | Wage deduction, bank levy |
Each added series in a series LLC costs a $50 state designation fee. Fees as published on each service page, checked October 12, 2026.
How Should an Investor Hold Title?
An LLC puts a legal barrier between a rental and your personal assets. I form one for $750, and that fee includes the $150 state filing fee.
A series LLC holds several properties inside one company. Under 805 ILCS 180/37-40, each series can carry its own liability shield. The shield holds only if each series keeps separate records and separate assets. I form series LLCs from $1,050, with the $400 state filing fee included. Read my LLC formation guide.
Five properties cost $650 in state fees as one series LLC. Five separate LLCs cost $750. The yearly state reports cost $325 against $375 (805 ILCS 180/50-10). Choose a series for simpler administration: one registered agent and one operating agreement.
What Do I Check Before an Investor Closes?
My buy-side closing fee is $500, plus $150 for each unit after the first. On a rental, I check the rent roll, the leases, and the tenant estoppel certificates. An estoppel certificate is each tenant's signed statement of rent, deposit, and lease term. I also check zoning. An illegal unit changes both the value and the income. Read about my zoning work.
Run the numbers before you sign. My guide to a good cap rate in Chicago shows what a fair return looks like here. Property taxes move too, so read how TIF districts push up the Chicago tax rate.
Selling to Buy Again: the 1031 Exchange
A 1031 exchange defers the tax on the gain when you trade one investment property for another. Under 26 U.S.C. 1031(a)(3), you must identify the replacement property within 45 days. You must close within 180 days, or by your tax return due date if that comes first. A qualified intermediary holds the sale money. I coordinate the contract language and the closing within my closing fee. Read my 1031 exchange guide.
Which Creative Financing Deals Do I Close?
These deals need more paper than a standard closing. Each structure has its own guide and its own flat fee:
- Subject-to: you take title, and the seller's loan stays in place. $2,000 flat, land trust included.
- Wrap mortgage: your buyer pays you, and you keep paying the old loan. $2,000 flat.
- Seller financing and private loans: a note, a recorded mortgage, and a guarantee. $2,000 flat.
- Lease option: a lease plus a separate option to buy. $1,500 flat.
- Land trust: a trustee holds title, and you hold the beneficial interest. $750 standalone.
- Due-on-sale clause: most mortgages let the lender call the loan when ownership transfers.
Not sure which structure fits? Start with my creative financing guide.
Do not close a subject-to deal without a written plan for the due-on-sale clause. The lender can call the whole loan when title moves.