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What you are seeking to do and wanting to protect the property from his mother and her manipulation as well, the irrevocable trust
would be the most certain way to protect the property for your son and also protect it from medicaid if you should need long term care and also from all of you potential creditors and his potential creditors as well, since the property in the irrevocable trust is protected from creditors and not considered as his assets for scholarships and not considered as your assets either, it stands on its own separately.
You should be the trustee and name secondary trustee and make him the beneficiary
. You can write the clauses in the trust as you want them to protect him.
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