Does it matter how long the property was a rental vs a primary residence? I lived in mine for 2 years, then rented it out for 5 before selling.

That's a great question! If you lived in the property for at least 2 of the 5 years before selling, you may qualify for a partial exclusion of gain under the primary residence rules (up to $250k single/$500k married). For the period it was a rental, you'll still face depreciation recapture on the depreciation you claimed or should have claimed. The IRS has a specific calculation for properties that were both primary residences and rentals. You'll allocate the gain between the periods, and only the rental period portion is fully taxable (minus any qualified exclusion). IRS Publication 523 covers this in detail.

I used the installment method when I sold my duplex last year. Basically, you only pay taxes on the portion of the profit you receive each year. BUT - and this is a big but - you still have to pay all the depreciation recapture tax in the year of sale, regardless of how much money you actually received. Only the capital gains portion gets spread out.

So true. My dad got sucked into one of these "we'll save you thousands" schemes a few years ago and ended up getting audited. Cost him way more in the long run with penalties and interest, not to mention the stress.

Absolutely - these aggressive tax schemes often lead to audits, and the companies that promote them typically don't offer audit protection (or if they do, the fine print makes it nearly worthless). Most legitimate CPAs approach tax planning conservatively, focusing on documented deductions that clearly follow tax code. The aftermath of an audit can be financially devastating. Beyond the immediate penalties and interest, there's often a cascade effect where the IRS expands the audit to previous tax years if they find significant issues. Then you're dealing with multiple years of amended returns, additional penalties, and potentially having to pay for professional representation during the audit process.

I wouldn't recommend H&R Block for 1099 income, especially at your combined income level. Most of their preparers aren't CPAs and have minimal training for complex situations. They're fine for very simple W-2 only returns, but with 1099 income and significant deductions, you'll want someone more specialized.

Thanks for the advice. Do you think I need someone local or would an online CPA service work just as well? Our situation seems pretty similar to the original poster - wife has 1099 income, I'm W-2, and we have a mortgage.

I switched from TurboTax to TaxSlayer this year because TurboTax kept upselling me. TaxSlayer handled my stocks and mutual funds really well, and it was about half the price. Might be worth checking out.

I'm worried about messing something up if I try to do it on paper. Is there a good tutorial somewhere for filling out 1040-X? Also, do I need to redo all the calculations from scratch or can I use what TurboTax already calculated?

The IRS has a decent tutorial on their website with instructions for Form 1040-X. Just search "how to file 1040-X IRS" and it should come up. You don't have to redo everything from scratch. Use the calculations from both your accepted 1099 return and the rejected W-2 return as starting points. The 1040-X has three columns: A (original figures), B (net change), and C (correct amount). Column A would be your accepted 1099 return amounts, column B shows the changes from adding your W-2 income, and column C is the final combined total. It sounds more complicated than it is when you're actually looking at the form.

Totally agree. And make sure you keep copies of EVERYTHING - both returns, all your documents, and any communication with the IRS. I had a similar issue resolved but then got a notice 6 months later questioning my amendment. Having all my paperwork saved me from a huge headache.

Thanks for this advice! I just checked my bank account and the payment did go through about 10 days ago. That's a huge relief! I kept thinking there might be some official "approved" notification I was missing. Do you know roughly how long I should keep documentation for self-employment taxes?

You're welcome! Yes, that payment clearing is usually a good sign that everything is proceeding normally. Most people don't realize the IRS generally only contacts you if there's a problem. For self-employment tax documentation, you should keep all records for at least 7 years. This includes receipts, mileage logs, home office measurements, client invoices, and bank statements showing income and expenses. The IRS can typically audit returns up to 3 years back, but for some situations like substantial underreporting, they can go back 6 years or more.

So basically we just file and hope for the best? There's really no confirmation system at all? That seems messed up considering how serious they are about audits and penalties.