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A real property trade or business can elect out of the §163(j) 30% business-interest limit. The trade nobody mentions next to it: once you elect out, you're stuck with ADS on your real property — 40 years for residential, 30 for nonresidential, straight-line, and zero bonus depreciation. That gut...
Has anyone had experience with Seneca Cost Segregation? They seem to be a relatively new company with limited reviews.
This post is mostly for my tax professionals colleagues and for my cost segregators friends. In 3 weeks (early November 2026), I am going to speak at the annual conference of cost segregation professionals. While my topic is technical (combining cost segregation with 1031 exchanges), I'm also pla...
Honest question for the long-term rental folks: do you know your suspended passive loss number off the top of your head? Most investors I talk to don't. They know their rents, their rate, their cash flow to the dollar. But ask about the losses piling up on their return and I get a blank stare. He...
I'm a non-US person (no SSN, not a US tax resident) and the sole owner of an Ohio single-member LLC that holds a rental property. The LLC is a disregarded entity, and I haven't made any election to have it taxed as a corporation. My property manager is asking me to sign a W-9 and says everyone si...
If you are a passive investor in a deal that owns property in another state, and that state taxes income, you likely owe tax there too, even if you've never set foot in it. Most LPs don't find out until the bill shows up. The income is taxed where the property sits, not where you live. Your home ...
How do you sanity-check your cost seg and depreciation? Once a portfolio gets past a few properties, and several 1031's with TIC's etc, the return gets complicated: cost seg studies, passive loss limits, a few entities, maybe an SDIRA. Beyond trusting your preparer, what do you actually do to mak...
Personally, the deal has to make sense on the numbers first. If there are tax benefits, great—that’s a bonus. But I’m not buying a bad deal just because it’s a good tax play. It has to stand on its own as a solid investment. How much weight do you put on tax benefits when evaluating a deal? Have ...
Lots of cost seg threads this week, and nearly all of them are about the year you buy. I'm more curious about the year you sell. Here's a conversation I end up having as a CPA more often than I'd like. Someone did a study a few years back, took a big deduction, loved it. Now they're selling and t...
This comes up every single fall, so I figured I'd throw it out here. Somebody calls me in November. They're under contract on a rental, closing mid-December, and they want the depreciation (or the cost seg) on this year's return. Great. Then I ask what shape the place is in, and it's a gut job. N...
Hi! Hi everyone! Has anyone run into the excess business loss limitation (Section 461(l)) when using 100% bonus depreciation for a short-term rental? We purchased a STR in 2025, materially participated, and completed a cost segregation study, expecting to offset a significant amount of taxable in...
Folks Are there any DJE North investors here. Are you applying any Ponzi scheme policies to take losses for your entire principal amount? The rules are quite confusing and so far my CPA just sent the below to me. In addition, I have a gain of a few thousands of Section 1231 gain too that I have t...
Something I keep noticing in cost segregation conversations (and provider projections): the savings numbers are almost always federal-only. But states like CA, NY, and NJ decouple from federal bonus depreciation — meaning you add back the bonus portion on the state return and take it over normal ...
Looking for a CPA that could help me do my W-2 income taxes and a cost segregation study for my investment property. Do you guys have anyone you guys recommend, I live in San Diego however my property is in bullhead, city az
Hi All, I'd love to hear from you! Have you hired Cost Segregation Guys for a cost segregation study? I have some properties that I'd like to have cost seg studies completed on, and would LOVE to hear what your experience has been, specifically with the company "Cost Segregation Guys." The reclas...
Hi BP Community, My brother and I are looking for guidance from NY real estate attorneys and CPAs on the cleanest way to restructure ownership of our primary residence to establish equal 50/50 legal ownership without triggering unnecessary tax liabilities or transfer taxes. Property & Context: Lo...
My self-directed IRA owns a rental property. In April 2026 I found out that two years of property taxes had gone unpaid and a tax deed application had been filed against it. The county told me the only way to stop the sale was an immediate wire, so I wired about $6,100 from my personal account th...
Our tax person, is closing their business at year end. Looking for recommendations. We're small but we invest through multiple entities including trusts and self directed 401ks (regular and Roth). We'd also prefer that they can handle our personal taxes also. We're located in AZ and also file in ...
I'm trying to execute a 1031. Buying a 30 unit multi family in New England for approx. $5m. I"m carrying over assets I've owned and depreciated for 16-22 years (4 different properties). From my preliminary research I see I will only have partial depreciation due to the carry over on the new purch...
It's crazy to think we are already coming up on 10 years since Qualified Opportunity Zones were first introduced. Unfortunately, the tax liability on your deferred gain is coming due as of December 31, 2026. That means if you invested gains into QOZs in prior years that gain will need to be recog...
I had a client reach out to me regarding a ranch owned by his 86-year old father. His father's income is very low so he doesn't need the rental losses. The client will receive the ranch once the father passes. I explained to the client that if the father transfers the ranch to him now, then his t...
There's been a lot of good discussion lately about which accounting software to use for a real estate and most of it lands on the same generic answer. What I don't see talked about as much is what comes AFTER the setup though. What numbers are investors pulling out of their books on a regular bas...
For context: I'm a landlord and a software engineer, and I've spent a lot of time on this problem. Not selling anything here — just sharing what's worked for me and hoping to learn from how others handle it. Why rental bookkeeping gets messy Most of us start with a spreadsheet or a shoebox, and i...
Looking to significantly scale my rental portfolio this year and looking for a new real-estate-focused CPA experienced with cost segregation, bonus depreciation, and proactive tax strategies for BRRRR type real estate acquisitions. My previous CPA is well known through social media circles, but t...