have u tried setting up a payment plan for the 2018 balance? might help

I had this exact same issue last year! The Treasury Offset line is notoriously unreliable - it often shows no debt even when you actually owe money. Your transcript is definitely the more accurate source. If it shows a 2018 balance, there's a good chance they'll take part or all of your refund to pay it off. I'd suggest calling the IRS directly (not the offset line) to get the real story and see if you can work out a payment plan before they automatically take your refund. The wait times are brutal but at least you'll get accurate info.

Watch out for the "recapture" if you ever sell! I learned this the hard way. All that depreciation you take on the rental portion gets "recaptured" and taxed when you sell. The current recapture tax rate is 25% (different from regular capital gains rates). I sold my duplex last year after owning it for 10 years and got hit with a huge tax bill because I hadn't planned for this.

One thing to keep in mind is that you'll need to keep really detailed records from day one. The IRS expects you to be able to prove your allocation method and track all expenses separately. I'd recommend setting up a separate bank account for all duplex-related expenses and keeping receipts for everything - even small repairs that might only affect one unit. Also, don't forget about utilities! If you pay for shared utilities like water/sewer or trash pickup, those get allocated between personal and rental portions too. Same goes for maintenance expenses - if you hire someone to maintain the whole property (like lawn care), that gets split, but if you fix something specific to just the rental unit, that's 100% deductible against rental income. Your accountant will definitely help you set up the right systems, but getting organized early will save you headaches at tax time!

Something nobody's mentioned - make sure you look into Sweden's "183-day rule" for tax residency. If you're there more than 183 days in a calendar year, Sweden will consider you a tax resident regardless of your intentions. Also, keep very detailed records of your entry/exit dates, housing arrangements, and maintain copies of your study program documentation. The IRS loves to challenge Foreign Earned Income Exclusion claims and good documentation will save you headaches.

One thing to keep in mind is that even if you can't use Form 673 right away, you might still be able to get a refund later when you file your tax return. The withholding from your paychecks early in the year (before you qualify for the Foreign Earned Income Exclusion) would be treated as prepayments toward your tax liability. When you file your 2025 return and claim the FEIE for the portion of the year you qualify, any excess withholding would be refunded to you. It's not ideal from a cash flow perspective, but it means you won't lose that money permanently. Also, since you're going to be a student in Sweden, make sure to look into whether any of your income might qualify for different treatment under the tax treaty's student provisions. Sometimes student income has special rules that might affect your overall tax situation.

I've had good luck with FaxZero for one-off IRS documents. It's completely free for up to 3 pages (perfect for most tax forms) and you don't need to create an account. Just upload your PDF, enter the IRS fax number, and hit send. They email you a confirmation once it goes through. The only downside is there's a small ad on the cover page, but the IRS doesn't seem to care about that. I've used it multiple times for amended returns and CP notices without any issues. For security, they automatically delete your documents from their servers after transmission. If you need more than 3 pages, their premium service is only $1.99 for up to 25 pages, which is way cheaper than driving to find a fax machine or setting up a monthly subscription somewhere.

I've been using FaxBurner for IRS communications and it's been solid. It's app-based which I prefer over browser services, and you get 5 free fax pages per day which covers most tax document needs. The interface is really intuitive - just snap a photo of your document or upload a PDF, enter the fax number, and send. What I like most is that they provide detailed delivery reports showing exactly when the IRS received your fax, down to the minute. This has saved me twice when dealing with deadline issues. They also store your sent faxes in the app for easy reference later. For sensitive tax docs, they use bank-level encryption and automatically purge documents after 30 days. If you need more than the daily free pages, you can buy credits pretty cheaply. Definitely worth checking out if you prefer mobile apps over web-based services.

I've been following this thread and wanted to share some additional resources that might help. If you're struggling to get through to the IRS directly, you can also try contacting the Taxpayer Advocate Service (TAS) - they're an independent organization within the IRS that helps taxpayers resolve problems. You can reach them at 1-877-777-4778 or through their website. For your Optima situation, many states have specific consumer protection laws regarding tax resolution services. Check with your state's consumer protection agency - some states require these companies to provide detailed refund policies or have mandatory cooling-off periods. Also, if you paid with a credit card, you might be able to dispute the charges, especially if you can document that services weren't provided as promised. Credit card companies are often more willing to help with disputes involving service companies that don't deliver. The most important thing is don't let this experience delay dealing with your actual tax issue. The IRS is actually quite reasonable to work with directly, and an installment agreement can often be set up online in minutes for a small setup fee - no need for expensive middleman companies.

I'm really sorry you're going through this - the combination of tax stress and realizing you may have been taken advantage of is incredibly overwhelming. You're definitely not alone, and the fact that you're taking action now shows good judgment, even if you feel like you made a mistake initially. Here's what I'd recommend based on similar situations I've seen: 1. **Get your IRS transcripts immediately** - Go to irs.gov and create an online account to view your actual tax debt. This will show you exactly what you owe versus what Optima claims you owe. Many people discover significant discrepancies here. 2. **Document everything** - Every payment, phone call, email, and promise they've made. Create a timeline of what they said they'd do versus what actually happened. 3. **Review your contract carefully** - Look for cancellation clauses and refund policies. Many states have specific laws about tax resolution services that may work in your favor. 4. **Cancel in writing** - Send a formal cancellation letter/email with read receipt. Be specific about wanting to terminate all services immediately. 5. **File complaints** - Report them to your state's attorney general, the FTC, and the Better Business Bureau. Even if you don't get money back, it helps build a case for others. The good news is you've already contacted an EA/CPA, which is exactly the right move. They can typically resolve in weeks what companies like Optima drag out for months. You're going to get through this!