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Anyone using a particular tax software that handles rental property improvements well? I've been using TurboTax but it doesn't seem to give much guidance on the "placed in service" questions for multi-unit properties with different renovation timelines.
I switched from TurboTax to H&R Block Premium last year for my rental properties and found it much better for handling these situations. It specifically asks about improvements made before placing in service vs. repairs after tenants were in place. It also handles the component separation mentioned above more cleanly. The interview process walks you through each property separately which helps when units have different timelines.
Just wanted to add one more consideration - if any of your renovation work included accessibility improvements (like widening doorways, installing grab bars, or making units wheelchair accessible), those costs might qualify for immediate deduction under the disabled access credit rather than being capitalized as improvements. Also, since you mentioned electrical work for safety issues, be sure to document which repairs were done to bring the property up to local code requirements versus cosmetic upgrades. Code compliance work done immediately after purchase often has different treatment than general improvements. The documentation is key for all of this - keep photos of before/after conditions along with your receipts, especially for that upstairs unit where work spans tax years. The IRS likes to see clear evidence of when work was completed and when units became available for rent.
This is really helpful information about accessibility improvements and code compliance work! I didn't realize there might be different treatment for safety-related electrical work versus general upgrades. For my triplex, most of the electrical work was fixing code violations that the inspector flagged - things like outdated panels, missing GFCI outlets in bathrooms, and some unsafe wiring. Would this type of mandatory code compliance work be treated differently than if I had just decided to upgrade the electrical system for aesthetic reasons? Also, I did install some grab bars and wider doorway hardware in one of the units - not a full accessibility renovation, but some basic improvements. Is there a minimum threshold for claiming the disabled access credit, or would even small accessibility improvements qualify? The documentation tip is great - I have tons of before photos showing the condition when I bought it, but I should probably take some "after completion" photos for each phase of work to clearly show when each unit was ready for tenants.
I just want to emphasize something that's been touched on but bears repeating - you absolutely MUST report this income regardless of the amount or payment method. I've seen too many students get into trouble thinking that cash apps "don't count" or that small amounts fly under the radar. The IRS has significantly ramped up their tracking of digital payments over the past few years. They have access to payment app data even when 1099-K forms aren't issued, and their matching systems are getting more sophisticated every year. For your specific situation, here's what I'd do: - Set up a simple tracking system NOW for all payments received - Open a separate bank account for this income if possible (makes everything cleaner) - Set aside 30% of each payment for taxes immediately - Plan to file your own return using Schedule C with "Digital Content Creation" as the business type The privacy concern is totally valid, and filing independently is absolutely the right approach. Your parents can still claim you as a dependent, and you maintain complete control over your business information. One last tip: consider this an opportunity to learn about taxes and financial independence. These skills will serve you well beyond college, and handling your own taxes is an important adulting milestone anyway!
This is such solid advice, especially about the IRS ramping up digital payment tracking! I'm actually in a similar situation (different type of content but same privacy concerns) and this thread has been incredibly helpful. One thing I'd add is that setting up that separate bank account really does make a huge difference - I started doing this a few months ago and it's made tracking everything so much easier. @Amara Nwosu, you mentioned the IRS has access to payment app data even without 1099-K forms - do you know if they actively cross-reference this stuff for smaller amounts, or is it more of a "if you get audited" situation? I'm being compliant either way, but just curious about how aggressive their monitoring actually is for people making a few thousand a year through apps. Also, for anyone else reading this who's worried about the family situation - I can confirm that filing independently while letting parents claim you as a dependent works perfectly. Did this last year and there were zero issues or awkward questions from family. The privacy is totally worth learning to do your own taxes!
I've been helping students navigate these exact tax situations for years, and I want to address the most important points clearly: **You MUST report this income** - Period. The $600 threshold only determines when payment apps send 1099-K forms, but you're legally required to report all income regardless of amount or source. **Privacy solution**: File your own complete tax return including both your W-2 and Schedule C (self-employment) income. Use "Digital Content Creation" as your business category - it's legitimate and appropriately vague. Check the box indicating someone else can claim you as a dependent so your parents keep their deduction while you maintain complete privacy. **Immediate action items**: - Start tracking every payment NOW (date, amount, platform) - Set aside 30% of each payment for taxes (you'll owe both income tax and self-employment tax) - Consider opening a separate account for this income - Track business expenses (phone, internet, equipment, props) **The good news**: You can deduct legitimate business expenses against this income, and filing independently doesn't affect your parents' ability to claim you as a dependent or education credits. Don't let anxiety about taxes keep you from being compliant. The IRS doesn't care what you're selling - they just want their share. Handle this properly now and you'll avoid much bigger problems later.
This is exactly the comprehensive breakdown I needed! Thank you for laying it out so clearly. I've been putting off dealing with this because it felt overwhelming, but you've made it seem much more manageable. I'm definitely going to start tracking everything immediately and set up that separate account. The 30% rule makes a lot of sense - better to have too much set aside than not enough come tax time. One quick follow-up question: when you say "track business expenses," how detailed do I need to be? Like, if I buy a $20 ring light on Amazon, do I just need to keep the receipt, or should I be documenting exactly how it's used for the business? I want to make sure I'm doing this right from the start. Also, really appreciate everyone in this thread being so helpful and non-judgmental. This community is awesome for getting real advice on tricky situations!
Code 766 is definitely a positive step forward! It means the IRS has applied a credit to your account (likely your refund amount). After waiting since February, I totally understand your frustration - that's an unreasonably long processing time. The next code you'll want to watch for is 846, which indicates your refund is actually being issued with a specific date. Sometimes there's a delay between these codes appearing. Like many others here have mentioned, I'd suggest checking out taxr.ai - it's only $4.99 and breaks down every single code on your transcript so you know exactly where you stand. After months of uncertainty, it's worth getting that clarity instead of constantly refreshing and wondering what everything means. Hang in there - seeing that 766 code means you're finally moving through the system! š¤
Thanks for the detailed explanation! š After 5+ months of checking that stupid "Where's My Refund" tool every single day and getting nowhere, it's such a relief to finally see SOMETHING change on my transcript. I'm definitely going to try taxr.ai - honestly at this point $5 is nothing compared to the stress I've been through trying to figure out what all these codes mean. Really hoping that 846 code shows up soon! š¤
Code 766 is definitely a good sign! It means they've processed and applied a credit to your account - basically your refund amount. But you're absolutely right to be frustrated after waiting since February, that's way beyond the normal timeframe. The thing is, 766 doesn't mean your refund is issued yet - you need to see code 846 for that, which will show your actual refund date. There could still be a few days or weeks between seeing 766 and 846. Honestly after 5+ months of this stress, I'd recommend checking out taxr.ai like everyone else is mentioning. It's only $4.99 and will analyze your entire transcript and tell you exactly what's happening and when to expect your money. Way better than constantly refreshing WMR and getting that same useless "processing" message! Hang in there - seeing that 766 means you're finally moving through their system! š¤
Just a heads up to the original poster - be aware that if you do file as married (common law or otherwise), you'll need to continue filing that way unless you legally separate or divorce. That's true even for common law marriages - you can't just go back to filing single next year if you decide the tax benefits aren't worth it! Common law divorce isn't really a thing in most places - you'd need to go through regular divorce proceedings just like formally married couples. So make sure you're ready for that commitment before changing your filing status!
This is really helpful information! I'm actually in a similar situation in Colorado with my partner of 2.5 years. We've been hesitant to file jointly because we weren't sure if we'd need some kind of official paperwork first. One thing I'm curious about - if we start filing as married jointly this year, does that create any kind of official record of our common law marriage with the state? Or is it purely for federal tax purposes? I'm wondering if filing jointly would affect things like health insurance through employers, since some companies require proof of marriage for spousal coverage. Also, has anyone here ever been asked to provide documentation during an actual audit? I'd love to know what kinds of evidence the IRS typically looks for to verify common law marriage status.
MidnightRider
Just completed my ID verification yesterday after getting the CP01 letter. Reading through everyone's experiences here, it sounds like I should expect 2-3 weeks based on the current backlog. @Sofia Rodriguez thanks for explaining the two-phase process - that really helps understand why it takes so long even after verification is "complete." Going to start checking my transcript daily for that 571 code you mentioned @Ava Thompson. Fingers crossed it doesn't take the full month that some people are experiencing!
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Jacinda Yu
ā¢Welcome to the waiting game! I just went through this myself a few months ago. One tip that helped me stay sane - set up transcript monitoring through the IRS app rather than checking manually every day. It'll send you notifications when there are updates. Also, don't panic if you see different timeline estimates from different sources. The reality is that processing times are all over the place right now. Some people get lucky with 10 days, others wait a month. The two-phase explanation from @Sofia Rodriguez is spot on though - really wish the IRS would communicate this better in their letters!
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Samantha Howard
I'm in the exact same boat! Just verified last Tuesday and checking my transcript obsessively. Based on what everyone's sharing here, it sounds like we're all part of the same frustrating waiting period. The two-phase explanation makes total sense - wish someone had told me that upfront instead of just saying "9 business days" like the letter implied. Has anyone found that calling actually speeds things up, or is it just a waste of time? Seems like @Dylan Hughes had some luck with that callback service, but I'm hesitant to pay extra when I've already been waiting this long.
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