#real-estate

Real Estate

Real estate accounting, property tracking, and investment management

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May 10, 2026

Section 754 Election: How Partnerships Use Inside Basis Step-Ups to Save Incoming Partners and Heirs From Phantom Gains

A Section 754 election lets a partnership adjust the inside basis of its assets when an interest transfers or property is distributed, preventing incoming partners and heirs from being taxed on appreciation that economically belonged to the seller. The election is permanent, covers both 743(b) and 734(b) adjustments, and matters most for real estate, family, and professional service partnerships.

mike

partnershipstax-planningreal-estate

May 10, 2026

Series LLC Structure: Master LLC, Internal Liability Walls, and When to Use It

A 2026 guide to the Series LLC: how a single master entity can hold multiple internally-isolated series, which states recognize the structure (Florida joins via SB 316 on July 1, 2026), how the IRS taxes each series, the bookkeeping discipline required to keep the liability walls intact, and when separate traditional LLCs remain the safer choice.

mike

llcbusiness-structurereal-estate

May 10, 2026

Tax Planning During Divorce: QDROs, Post-TCJA Alimony, and Section 1041 Property Transfers

A practitioner's guide to the tax mechanics of divorce — how a QDRO splits a 401(k) penalty-free, why alimony in agreements executed after 2018 is no longer deductible, how Section 1041 carryover basis can turn a 50/50 settlement into an unequal one, and how the Section 121 home-sale exclusion survives when one spouse moves out.

mike

tax-planningtaxpersonal-finance

May 10, 2026

Wyoming vs. Delaware vs. Nevada LLC in 2026: Asset Protection, Privacy, and Annual Costs Compared

A 2026 comparison of Wyoming, Delaware, and Nevada LLCs across real annual costs ($110–$600), charging-order statutes, single-member protection, anonymity rules, and the foreign-qualification trap that erases out-of-state savings.

mike

llcbusiness-structureincorporation

May 9, 2026

ASC 842 Lease Accounting for Private Companies: Putting Operating Leases on the Balance Sheet

ASC 842 requires private companies to capitalize nearly every lease longer than 12 months as a right-of-use asset and a lease liability. This guide walks through the five-criteria classification test, the six-step calculation, the risk-free rate and short-term lease expedients, and the audit findings that most often trigger restatements.

mike

financial-reportingbalance-sheetcompliance

May 7, 2026

Section 461(l) Excess Business Loss Limitation: A 2026 Guide for Pass-Through Owners

Section 461(l) caps 2026 excess business losses at $128,000 single and $256,000 joint, per the OBBBA. Pass-through owners use Form 461 to report the limitation.

mike

taxtax-planningtax-deductions

May 7, 2026

Form 4797 Demystified: How Depreciation Recapture and Section 1231 Decide Whether Your Business Sale Is Ordinary or Capital

Form 4797 governs every business property sale outside Schedule D and decides whether your gain is ordinary or capital. This guide walks through Section 1245 and 1250 recapture, the Section 1231 five-year lookback rule, the 25% unrecaptured Section 1250 gain rate, and seven mistakes that trigger CP2000 notices.

mike

taxtax-planningdepreciation

May 7, 2026

Reverse 1031 Exchange: How to Buy Your Replacement Property Before Selling the Old One

A reverse 1031 exchange lets a real estate investor close on a replacement property before selling the relinquished one by parking title with an Exchange Accommodation Titleholder under Revenue Procedure 2000-37's safe harbor. The taxpayer must identify the relinquished property within 45 days and complete the swap within 180 days, with no extensions. EAT fees typically run $5,000 to $15,000 above a forward exchange, so the deferred gain needs to be large enough to justify the cost.

mike

real-estate1031-exchangetax-planning

May 7, 2026

Section 121 Home Sale Exclusion: How Homeowners Can Skip Up to $500,000 in Capital Gains Taxes

How Section 121 lets U.S. homeowners exclude up to $250,000 ($500,000 for joint filers) of capital gains on a primary home sale — covering the 24-month ownership and use tests, the two-year frequency rule, partial exclusions, depreciation recapture, and the nonqualified-use allocation.

mike

taxtax-planningreal-estate

May 7, 2026

Section 199A REIT Dividend Deduction: The 20% Tax Break Most REIT Investors Don't Fully Use

Section 199A lets you deduct 20% of qualified REIT dividends, cutting the top federal rate to about 29.6%.

mike

tax-deductionstax-planningreal-estate

May 7, 2026

The Short-Term Rental Tax Loophole: Offsetting W-2 Income Without Real Estate Professional Status

How short-term rentals sit outside the Section 469 passive loss rules, what the seven-day average and material participation tests actually require, and how a six-figure W-2 earner can use cost segregation and 100% bonus depreciation to legally offset wage income.

mike

taxreal-estatetax-planning

May 6, 2026

Self-Directed IRAs for Real Estate and Alternative Assets: A Practical Compliance Guide

A practical guide to Self-Directed IRAs (SDIRAs) — what you can hold, the disqualified-person rules under IRC §4975, UBIT and UDFI on leveraged real estate, the McNulty checkbook-control warning, and the recordkeeping disciplines that prevent a deemed distribution.

mike

iraretirement-savingsreal-estate

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