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All Forum Posts by: Janet Behm

Janet Behm has started 18 posts and replied 141 times.

Post: Starting out w/ down payments

Janet BehmPosted
  • Accountant
  • West Jordan, UT
  • Posts 151
  • Votes 84

Ro,

This is a complicated bunch of decisions. 

If you sell, I presume this has been a personal residence for 2 of the last 5-years.  In that case, you and your husband, each have $250K (total of 1/2 Million) in 'exempt' capital gains.  But you will still need a place to live and have that overhead cost.

This is a good time to connect with some professionals. 1. Real Estate Agent, 2. Tax planner, 3. Mortgage Broker.

Go to a website for National REIA dot org and find a local Association. You can find all of the above in that group...plus wonderful connections and educational opportunities.

Do not be locked into a one-year goal.  Due diligence is how you will find the perfect solution...not a calendar deadline. 

This is a very exciting time for you and your husband.  Best, Janet

Post: Value assessment appeal for taxes

Janet BehmPosted
  • Accountant
  • West Jordan, UT
  • Posts 151
  • Votes 84

Alyssa,

The county wants money. They are real people and may be compassionate. 

But this is business. Collect the documentation. If the value difference justifies a new appraisal, that is irrefutable evidence.

We have successfully presented our case and had the county adjust the value down substantially. 

It is ABSOLUTELY worth the effort.

Post: Anyone familiar with Certified Tax Coach?

Janet BehmPosted
  • Accountant
  • West Jordan, UT
  • Posts 151
  • Votes 84

This is Lynn, I am referring to Janet Behm, who is a Certified Tax Coach and licensed by the US Treasury Dept. as an Enrolled Agent.
She knows tax strategies for real estate that most tax preparers have never heard of.

This is the classic: "You don't know, what you don't know."

Check out the website for: American Institute of Certified Tax Planners

Post: I'M NOT PREPARED FOR THE TAX DEADLINE

Janet BehmPosted
  • Accountant
  • West Jordan, UT
  • Posts 151
  • Votes 84

You, my friend, are a candidate for an Income Tax Filling Extension.

Go to IRS.gov and search for "EXTENSION"

Select the form that best matches your filing situation. 

WARNING!!! This is an extension to file your tax return...IT IS NOT an extension to pay what you owe.

File electronically and make your "estimate of what you owe" payment electronically.

YOU MUST DO THIS BEFORE THE REGULAR FILING DEADLINE!!!

Post: Splitting Rent with a Couple

Janet BehmPosted
  • Accountant
  • West Jordan, UT
  • Posts 151
  • Votes 84

Dylan,

Do you have a SIGNED agreement for your tenant?

If you do follow the agreement and be grateful for the extra spiff of dividing the utilities. That seems fair.

Rule Number 1 in real estate: if it isn't written and signed by all parties...it's not an agreement.

Congrats on having a renter! We all started in REI someplace.

Post: Need Extra Time to File Your Taxes?

Janet BehmPosted
  • Accountant
  • West Jordan, UT
  • Posts 151
  • Votes 84

Spring has truly sprung, and also did you know that we’re two weeks away from the tax deadline?

So yes — we’re focused. Which is why we’ll be talking about extensions today.

Passing the national deadline day (which, in California, is actually in October because of all the storms there) doesn’t mean our work stops. Getting a handle on 2023 and making tax planning moves for the year ahead will be our big priority over the rest of the spring and the summer.

Alright, I’m about to attempt a clumsy segue…

Did you see that Apple rolled out its own “buy now, pay later” service (Apple Pay Later)? They seem to be playing the long game when it comes to eventually replacing your physical wallet completely.

Speaking of the long game — if you’re nervous about that April 18th deadline and are looking for some more time to file taxes, the IRS does grant extensions. Unfortunately, though, you can’t pay later… You get to file later but still pay now.

(Nice segue, right?)

Here are some things you should know about asking for an extension:

Janet Behm's
"Real World" Personal Strategy Note
Need Extra Time to File Your Taxes?
“Time is on my side, yes it is.” – The Rolling Stones

Time’s always at a premium, especially when you’ve got a complicated task. Speaking of those, getting your tax return in — even if you’re just pulling papers together to give to a trusted professional — is a complicated job with potentially big consequences. The last thing you want to do is jam yourself, especially if there’s an easy way to buy more time to get the job done right.

Enter IRS Form 4868, “Application for Automatic Extension of Time To File U.S. Individual Income Tax Return.” Fill this out and you’ll have six more months to file your federal taxes (until October 16th this year).

An extension can be your best friend if you know there’s no way you’ll have your tax ducks in a row by April 18th. So, what’s involved in getting one? And should you?

What a year it’s been
A big part of making life easier at tax time is remembering big parts of your life in the previous year. What happened to you in 2022?

Did you change jobs? Open a retirement account? Buy a house or make energy-efficient improvements to the one you live in? You’d be stunned how many folks forget to mention that they got married or divorced, had a death in the family, or welcomed a child. All of these can complicate your tax situation — necessitating extra time to get your tax return right.

Then there’s paperwork. In recent years banks, brokerage houses, and the like have gotten a little better about getting you what you need by the end of January… but forms like K-1s (“Beneficiary’s Share of Income, Deductions, Credits, etc.”) can still show up deep into tax season. It’s the same with corrected 1099s, which are rare but do happen — meaning that if you already filed your return, you face the extra cost and hassle to file an amended return.

And if you dealt at all with cryptocurrency or non-fungible tokens in 2022, you’d better be rock-solid sure you have all your paperwork in order. These are hot areas that the IRS is keen to investigate.

By the way, you don’t need to explain to the IRS why you want an extension. All you have to do is ask. It’s also a good idea to file for an extension only if you’re certain you won’t be able to file a tax return by Tax Day.

Don’t get the wrong idea
Here’s a big hitch about tax-filing extensions: If you owe taxes, they do not give you more time to pay without a penalty. You still have to pony up by April 18th.

Here are some other wrong (yet common) ideas about extensions:

  • Extensions do not automatically flag you for audit.
  • They do not affect any refund you have coming.
  • They generally do not give you more time to contribute to your individual retirement account.
  • Again, they do not give you extra time to pay taxes that you legitimately owe.

You can just file your Form 4868 electronically or by paper. If using snail mail or a parcel delivery service, make sure it’s postmarked before Tax Day (and note the IRS only works with FedEx, UPS, and DHL). Double-check the information on your extension request before sending it, obviously.

There may also be special rules if you’re serving our country in a combat zone or you live outside the U.S. The IRS (and most state governments, too) give extra time to file — and often even for you to pay your taxes — if you’re in a federally declared disaster area.

Tax-filing software can tell you if the IRS accepted your extension request. If you send your request via snail mail, you’ll have to call the IRS to make sure your request was accepted. (You can’t do this on their website yet.) You can only ask for one extension on one kind of tax return per year. The good folks at the IRS will also take your tax return at any time during the extension. (You don’t have to wait the full six months.)

And remember to extend your state tax return. Many states follow federal guidelines for extensions (or are even more lenient), and some even accept the federal 4868.

Finally, all this is pointless if you simply don’t file by October. Make a plan to ensure that gets done! If you owe money and haven’t paid by then, the penalties start getting stiffer.

BE THE ROAR not the echo®

Janet Behm

Post: Stark County REIA Vendor Showcase Night - Canton, Ohio

Janet BehmPosted
  • Accountant
  • West Jordan, UT
  • Posts 151
  • Votes 84

Jack, We are HUGE fans of local REIAs. 
Excited for your meeting.

Post: First challenge as a new landlord/investor?

Janet BehmPosted
  • Accountant
  • West Jordan, UT
  • Posts 151
  • Votes 84

Kyle,

This issue could be the "poster child" for property owners.
Things happen...expensive things.
When you close on a property, that is when you start putting money into a war chest for that property. 
Start with accumulating one-month's rent. Then add to that regularly...headed toward about 6-months rent.
We just had a basement awash with raw sewage.  Not a pretty sight! But, we had cash for the $5k half down and then put the other half on a card. Thank goodness, insurance should take care of the abatement. 
All our vendors showed up on time. Got the tenants back into their home in 7-days. 

Post: Five common MYTHS of cost segregation and 100% bonus depreciation

Janet BehmPosted
  • Accountant
  • West Jordan, UT
  • Posts 151
  • Votes 84
Michael, brilliant communication!

Post: Choosing an accountant

Janet BehmPosted
  • Accountant
  • West Jordan, UT
  • Posts 151
  • Votes 84
Myron, You will absolutely benefit from an expert in real estate. Experts command high fees.
The size of your business and your budget, right now, you may get the most bang for your buck by getting a bookkeeper who can let you know where you are with each deal, each month. This also lets you concentrate on YOUR area of expertise, real estate and delegate the bookkeeping.