According to Internal Revenue Manual 21.4.1.3, transcript generation follows a specific protocol where the framework is established prior to code population. Per IRS Publication 5344, this is standard procedure and doesn't indicate any issues with your return. If you're approaching the 21-day mark per IRC Section 6151, you may want to request a processing trace by filing Form 4506-T, though I'd recommend waiting until you're at least 28 days from your filing date.

Don't worry, you're definitely not alone in this! I went through the exact same thing last year - empty transcript with all the boxes but feeling like I was staring at a ghost town. It's actually a really good sign that your transcript is accessible and showing the framework. Think of it like the IRS has reserved your table at the restaurant, they just haven't brought out your meal yet! From my experience, once those codes start appearing, they usually all populate pretty quickly within a day or two. The 3-week mark is right around when things typically start moving, so you should see some action soon. Try checking early in the morning (around 5-6 AM) - that's when the IRS seems to do most of their overnight updates!

OP, one thing nobody's mentioned is state taxes. Even while these unreimbursed employee business expenses are suspended at the federal level through 2025, some states still allow them. For example, California, New York, and several other states still permit deducting these expenses on your state tax return. So make sure you check your state's rules - you might get at least some tax relief that way until the federal deduction potentially returns in 2026.

I'm a tax professional who works with commission-based salespeople regularly, and I want to clarify a few important points about your situation. First, you're absolutely correct that as a non-statutory employee, you cannot file Schedule C. However, the classification itself might be worth examining - the fact that you work 100% on commission, use your own vehicle extensively, and work from home could potentially support an independent contractor classification depending on other factors in your employment relationship. For your current situation, here's what I'd recommend: 1) Document everything meticulously - mileage logs, home office measurements, all business expenses. Even though you can't deduct them federally right now, this creates a paper trail. 2) Check your state tax laws - many states still allow unreimbursed employee business expense deductions. 3) Definitely explore the accountable plan option that Zoe mentioned - this is often the best solution for commission salespeople. Regarding your home office, make sure it's used exclusively for business to qualify when deductions become available again. For the vehicle, keep detailed mileage logs showing business vs. personal use (though you mentioned 100% business use). The suspended deductions are scheduled to potentially return in 2026, so maintaining good records now will position you well if that happens.

Has anyone considered the alternative of a cost segregation study for the new property? Instead of just splitting between land and building, you could potentially identify components with shorter depreciation schedules (5, 7, 15 years).

Great discussion here! I'm going through a similar situation with my 1031 exchange and was also confused about the allocation methods. Based on what I'm reading from the tax professional and others, it sounds like the proportional allocation (Option 1) is definitely the way to go. One thing I learned from my CPA is that you should also consider getting the allocation method documented in writing as part of your exchange records. The IRS loves documentation, especially for these larger transactions where the depreciation impact is significant. Also wanted to mention - if you're doing multiple 1031 exchanges over time, consistency in your allocation methodology becomes important. So whatever approach you take here, make sure it's something you can apply consistently to future exchanges. Thanks to everyone who shared their experiences and resources. This has been really helpful for understanding the proper approach.

Has anyone used TurboTax for reporting this kind of stuff? I'm trying to figure out where to even enter these "services instead of rent" scenarios and it's not obvious at all.

This thread has been incredibly helpful! I've been struggling with similar rental income questions and the explanations here finally made it click for me. One thing I'd add from my experience - make sure to keep really detailed records of these arrangements. When my tenant started doing yard work in exchange for reduced rent, I created a simple log documenting the date, work performed, and value. This saved me during an audit last year when the IRS wanted to verify the "fair market value" of the services. Also, for anyone dealing with utility payments like the water bill example, I found it helpful to set up a separate tracking system. I record the full rent amount as income, then track each utility payment the tenant makes on my behalf as both an additional income item and corresponding expense. It keeps everything transparent and makes tax time much less stressful. The key insight from this discussion is that the IRS wants to see the full economic value of the rental arrangement, not just the net cash flow. Once you understand that principle, all these scenarios start to make sense.

Check your bank account, not just the transcript. IRS often deposits earlier than the DDD. My 846 showed 2/15 but money hit my account 2/13. Don't spend it until it's actually there though. Banks sometimes show pending deposits that can change.

Congrats on finally getting your DDD! I'm in a similar boat - filed 1/31, accepted same day, and my cycle code also changed from 05 to 03 this year. Still stuck with just the basic codes (150, 806) but no 846 yet. It's encouraging to see other 03 cycle filers getting their DDDs now. Question for you - did you have any 570/971 codes show up before your 846 appeared, or did it go straight from the basic processing codes to the refund? Trying to gauge if I should expect any additional holds or if it might be smooth sailing from here.