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Advice on Schedule K-1 real estate income for inherited apartment partnership - is this normal?

I inherited a partial ownership in an apartment management partnership about 5 years ago. Each year I get a K-1 form showing positive real estate income on line 2. When I enter this into my tax software, it significantly reduces my tax refund - anywhere from $650 to $2200. The frustrating part is that I've only received actual distribution checks twice in these 5 years, totaling about $7500, but the reduction in my tax refunds has added up to roughly $5300 so far. With the upcoming tax return, it feels like I'm almost at the point where this inheritance is costing me money rather than being beneficial. I'm wondering if there's some deduction I should be claiming that I don't know about? Or is this just how partnerships work - you pay taxes on "phantom income" now but the real payoff happens when the properties eventually sell? Looking at the Schedule E instructions, it seems like Section 179 expenses might be the only thing that could reduce this tax hit? I contacted the management company about this, and they explained that the income reported is technically income, but it gets reserved for covering expenses, and the few distributions I've received are just whatever's left over. When I asked about possibly selling my share, they mentioned the properties aren't performing particularly well right now (great timing, I know). It just doesn't seem right that I'm paying so much in taxes compared to the actual cash distributions I've received. Is this normal for real estate partnerships or am I missing something?

Noah Lee

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Something nobody's mentioned yet is that you should request a copy of the partnership agreement if you don't already have it. When you inherited your share, it should have come with documentation about the partnership terms. Some partnership agreements actually restrict distributions and require capital reserves to be built up to certain levels before making distributions. This could explain why you're seeing income on the K-1 but not getting much in distributions. Also, check if there's a partnership meeting you can attend. As a partner, you generally have rights to information about the business operations and financial status. You might discover they're planning major renovations or have other reasons for retaining earnings.

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Would the partnership agreement actually help with tax reporting though? I'm in a similar situation and trying to figure out if requesting all this extra documentation is worth the hassle or if I should just hire a CPA.

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Noah Lee

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The partnership agreement won't directly help with tax preparation, but it will help you understand if what you're experiencing is normal based on the terms you agreed to. It might reveal that they're required to maintain certain capital reserves or explain the conditions under which distributions are made. Having this information could help you decide whether to keep your interest or try to sell it. Some partnership agreements also specify how tax items should be allocated, which could be relevant if you think the K-1 allocations seem unfair. If the amounts involved are significant, hiring a CPA who specializes in partnerships would definitely be worth considering.

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Check out line 19 (distributions) of your K-1 and compare it to line 2 (real estate income). If line 19 is consistently lower than line 2, that means the partnership is retaining earnings rather than distributing them. This is common but can create tax headaches. Also, make sure you're tracking your "basis" in the partnership. Your basis increases when you report income from the K-1 and decreases when you receive distributions. This tracking is SUPER important because: 1) If you ever sell your interest, your basis determines your gain/loss 2) If your basis ever goes to zero, distributions become taxable 3) Certain losses can be limited based on your basis Most tax software doesn't handle basis tracking well, so you might need to maintain a separate spreadsheet or get professional help.

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Is there a good template or spreadsheet for tracking partnership basis? My tax person charges extra for this and I'm trying to figure out if I can do it myself.

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Javier Gomez

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If you have your bank statement showing the payment cleared, another option is visiting your local Taxpayer Assistance Center in person. You need to make an appointment first by calling 844-545-5640. They often can pull up your records on the spot and see what happened to your payment. When I had a similar issue, the in-person IRS assistant saw that my estimated payment had been correctly received but was applied to the wrong tax year (they applied it to 2021 instead of 2022). She fixed it right there in the system while I waited!

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Emma Wilson

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Are appointments at TACs still backed up for months? Last time I tried to make an appointment it was a 3-month wait in my area.

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Javier Gomez

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It varies by location. My area (mid-sized city in the Midwest) had about a 3-week wait in June. However, they keep some slots open for urgent issues like notices with impending deadlines. When you call, specifically mention you have an IRS notice with a deadline and they may be able to fit you in sooner. They also now have "virtual appointments" in some locations where you can video chat with a representative, which sometimes have shorter wait times than in-person meetings. Worth asking about when you call the appointment line!

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Malik Thomas

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Did you check your IRS online account to see if the payment shows up there? Sometimes the payment posts correctly to your account but doesn't get matched to the return properly. Go to irs.gov and create/login to your online account - you can see all payments received there.

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This is great advice. I had the same issue last year and when I checked my online account, I could see the payment was actually there - it just hadn't been applied to my balance due. Took a screenshot and included it with my response to the IRS, and they fixed it without further hassle.

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3 You definitely need to check your paystubs throughout the year to catch withholding problems before filing time! A good rule of thumb for single filers is that roughly 12-15% of your gross income should go to federal taxes when you make $30k-$40k. So with $36k income, you should have had about $4,300-$5,400 withheld throughout the year. If you only had $105 withheld, that's less than 0.3% of your income! No wonder you owe so much. For the future, always check your first couple paystubs after starting a new job or submitting a new W-4 to make sure the withholding looks reasonable.

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18 I never think to check my paystubs for this! Is there a quick way to know if enough is being withheld? I just look at the bottom line deposit amount honestly.

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3 Look at the line item for "Federal Withholding" or "Fed W/H" on your paystub. For biweekly pay at $36k/year, you should see roughly $165-$200 withheld for federal taxes each paycheck. If you see $0 or a very small amount (like $5-10), that's a red flag. Some payroll systems also have a "YTD" (year-to-date) column that shows your total withholding so far for the year. By mid-year, a $36k salary should have at least $2,000+ in federal withholding to be on track.

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14 This is why our tax system is so messed up! You shouldn't need special tools or services just to pay the right amount. I had a similar issue last year - thought I was doing everything right and still ended up with a huge bill. Has anyone used any good tax software that helps prevent this kind of surprise? I've been using FreeTaxUSA but it doesn't really help with planning for next year.

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2 TurboTax has a W-4 withholding calculator that's pretty good. After you file, it analyzes if you're withholding properly for next year. It costs more than FreeTaxUSA though. The IRS also has a free Tax Withholding Estimator on their website that's actually decent. You put in your pay details and filing status, and it tells you exactly how to fill out your W-4. I use it whenever I have a job change or income change: https://www.irs.gov/individuals/tax-withholding-estimator

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I just went through a PCS from Germany back to Fort Hood last year and had to pay $3400 to bring our two cats. I asked the JAG office tax attorney about this before filing and they specifically advised NOT to claim pet expenses on Form 3903. Their explanation was that while military members can still claim moving expenses (unlike civilians after the tax law changes), the IRS has consistently treated pets differently than household goods. They said the pet transportation costs would be considered personal expenses, not moving expenses. I know it sucks to hear since pet transportation internationally is crazy expensive, but thought I'd share what military legal advised us.

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Did JAG mention any alternatives? Is there any way to offset these costs elsewhere on taxes or through any military programs? My cat's transportation to Okinawa is going to cost almost $4k!

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LPT: don't forget that while most of the military moving expenses are covered, you can still deduct anything that wasn't reimbursed! This includes things like extra weight charges if you were over your allowance, temporary storage beyond what the military covered, and miscellaneous moving-related expenses. The key with Form 3903 is that you can only deduct costs the military didn't reimburse you for. So document everything carefully, especially for an OCONUS move!

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Carmen Diaz

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Thanks for the tip! We definitely have some other expenses beyond just the pet transportation that weren't covered. Do you know if we can claim mileage for driving our own vehicle to the port for shipping? And what about temporary lodging expenses beyond what DLA covered?

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I'm a business owner who implemented a CRUT strategy a few years ago. Here's my practical experience: 1) Yes, the charitable remainder is non-negotiable. That's literally why these vehicles exist. 2) What you CAN control: payout rate (higher means more to you, less to charity), term length, and investment strategy within the trust. 3) Consider using a family foundation as the charitable remainder beneficiary. You don't maintain control of the assets personally, but you can direct the foundation's charitable activities into areas you care about. 4) Run a proper NPV (net present value) calculation comparing the tax savings now versus the future value of what goes to charity. In many cases, the math works out favorably even with the charitable component. Good tax planning isn't about avoiding all charitable giving - it's about making informed choices that align with your priorities while legally minimizing tax burden.

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Caleb Bell

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Could you elaborate on point 3? I'm not familiar with how a family foundation would work as the charitable beneficiary. Would you still effectively "lose" the money, or can family members somehow benefit from the foundation?

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Happy to elaborate. A family foundation is still a legitimate charity - the assets irrevocably leave your personal control and must be used for charitable purposes. However, family members can serve as board members/trustees and direct the foundation's charitable activities. For example, if you care about education, your foundation could fund scholarships or educational programs. You can't use it to directly benefit family members (like paying for your kids' college), but you can focus on causes you care about, potentially hire family members to run it (with reasonable compensation), and create a family legacy through the charitable work. The assets are still permanently devoted to charity, but you have influence over how they're used for charitable purposes.

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Has anyone considered using a Charitable Lead Annuity Trust (CLAT) instead? If structured properly, it could potentially allow excess returns above the 7520 rate to eventually return to family members after the charitable term. Might be closer to what OP is looking for.

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Rhett Bowman

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CLATs are an interesting alternative worth exploring. With a CLAT, charity gets payments for a specified term, and whatever's left goes to your non-charitable beneficiaries. If investments outperform the IRS assumed rate, you can potentially transfer significant assets to heirs with reduced gift/estate taxes. It doesn't provide the income stream a CRUT does though, so depends on whether OP needs ongoing income or is more focused on eventual wealth transfer.

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