REAL ESTATE INVESTORS

Estate Planning for Real Estate Investors in Georgia

Your portfolio took years to build. Without the right structure, your family may lose it in months.

Most estate plans are built for W-2 employees. If you own rental properties, your plan needs to address LLCs, deeds, beneficiary designations, and what happens to your income stream when you cannot manage it.

Book Your Family Protection Audit

105+ Five-Star Google Reviews

6 Years Serving Georgia Families

127,000+ Social Media Followers

Husband & Wife Boutique Service

The Gap Between Your Portfolio and Your Plan

You built a rental portfolio. You probably have an LLC or two. You may even have a will. But if those three things are not connected through a properly funded trust, your family still faces probate court when you die — once for every property that is not inside a trust or LLC that names a successor.

Georgia probate averages 18 to 30 months. During that time, your family cannot sell the properties, refinance them, or in some cases even collect rent. The court controls what you built while lawyers get paid from the estate.

Incapacity is the part most investors never plan for. If you become unable to manage your properties, someone needs legal authority to collect rent, pay mortgages, and make repairs. Without a durable financial power of attorney and a funded trust, no one has that authority. Your properties sit idle. Your lenders may call the loans.

The Hive Law builds estate plans specifically for investors. We connect your trust, your LLCs, and your deeds so your portfolio transfers cleanly — and so someone can step in and run it if you cannot.

$30,000+ Average cost of Georgia probate for a single rental property

18–30 Months How long Georgia probate takes while your family cannot sell or refinance

Frozen What happens to your rental income when you are incapacitated without the right documents

Build the Foundation

These documents form the core of every investor estate plan.

ESTATE PLANNING Revocable Living Trust for Investors A trust transfers your rental properties directly to your family — no probate, no court, no 18-month freeze on income. See How It Works ESTATE PLANNING Pour-Over Will Catches any asset you forgot to transfer into your trust so nothing falls through the cracks. See How It Works

Protect What You Built

Your LLCs need to name a successor. Without it, no one has authority to run your properties.

LLC PLANNING LLC Operating Agreement Review Your LLC needs to name a successor manager. Without it, no one has legal authority to run your properties when you are gone.

LLC PLANNING Funding Your Trust With LLC Interests Transferring your LLC membership to your trust is one step — but it has to be done correctly to avoid triggering lender due-on-sale clauses.

Handle the Complex Parts

Multi-property portfolios and out-of-state properties require specific structures.

SPECIALTY PLANNING Out-of-State Property Planning Every state you own property in could mean a separate probate proceeding. A land trust or LLC structure eliminates that risk.

SPECIALTY PLANNING Multi-Property Portfolio Planning If you own more than three properties, a tiered LLC structure may protect your assets better than a single trust alone.

Plan for More Than Death

Incapacity planning keeps your income stream running if you cannot.

INCAPACITY PLANNING Durable Financial Power of Attorney Authorizes someone to manage your LLCs, collect rent, and pay mortgages if you are incapacitated. Without it, your properties sit idle. See How It Works INCAPACITY PLANNING Healthcare Directive and Living Will Tells your family and doctors what to do medically so your property manager can focus on keeping your portfolio running. See How It Works

Move It Right

Documents and deeds must be properly transferred or probate still applies.

TRANSFER PLANNING Deed Transfer Into Your Trust Your properties must be re-deeded into your trust or they still go through probate. Most clients have deeds that were never transferred.

TRANSFER PLANNING Beneficiary Deed An alternative to a full trust for single properties. Transfers directly to a named beneficiary on death, skipping probate entirely.

For Growing Portfolios

Larger portfolios face larger lawsuit exposure. These structures address that.

COMPLEX PLANNING Irrevocable Trust for Asset Protection Shields rental properties from future lawsuits and creditors. Appropriate once your portfolio is large enough that lawsuit risk is real.

Melissa Breyer

Georgia Estate Planning Attorney

Melissa Breyer is a Georgia estate planning attorney who works exclusively on trust-based estate planning and LLC formation. She personally designs every plan at The Hive Law and handles every client consultation herself. Every plan is built from scratch for your specific family, your specific assets, and your specific wishes.

After my father passed away, my mother had to rely on me and my brother for everything. Dad never set up a trust. It took over a year to sort through probate, and during that time, Mom couldn't access most of their money without our help. I promised myself I would never put my wife in that position. This firm set us up with a trust package that does exactly that. My wife is fully protected. She can access every account, manage every asset, and make every decision on her own from day one. No court involvement. No asking anyone for help. My wife said it's the first time she's felt confident about what would happen if I wasn't here. That alone was worth it.

Nicholas Google Review

My biggest fear was that if I died first, my wife would be stuck trying to figure everything out alone. We have accounts at multiple banks, a brokerage account, life insurance, and a house. We got our trust package done with this firm and that fear is gone. Everything is structured so that if something happens to me, she steps right in. No court. No waiting. She will be financially stable and fully in control from day one. They also helped us set up power of attorney and healthcare directives. If you're in the Atlanta area, don't wait.

Tristen Pursley Google Review

We had an outstanding experience working with Melissa Breyer to create our Living Trust. From start to finish, she was knowledgeable, professional, and incredibly easy to work with. She took the time to clearly explain every step of the process, answered all of our questions with patience, and made what could have been a complicated task feel straightforward and stress free. We are so grateful for her help and couldn't be happier with the outcome.

Scott Google Review

We highly recommend Hive Law. They were extremely patient and responsive, answering our many rounds of questions regarding trusts and estate planning. Shawn consistently responded the same day we sent our questions — even while his family was on vacation. Melissa was always available to discuss matters by phone whenever we needed additional clarification. Both are very knowledgeable in estate planning, and we would confidently recommend Hive Law to friends and family.

Daryl Clever Google Review

The Hive Law has been amazing throughout the process of setting up our trust. Every detail is considered and no stone is left unturned. They have been easy and enjoyable to work with. I would absolutely recommend them.

Christy Evans Google Review

The Hive Law made the entire estate planning and trust process clear, organized, and easy to understand. They took the time to explain everything in detail whether by email or over the phone. Their team was professional, responsive, and truly cared about helping us protect our family and assets. Melissa and Shawn are very nice, patient, and easy to talk to. I highly recommend The Hive Law to anyone looking for knowledgeable and trustworthy estate planning services.

Ofeliya Medzhidova Google Review

Ready to Protect Your Family?

Schedule your 60-minute Family Protection Audit with Melissa. $500, credited toward your estate plan.