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Don't forget about the QBI (Qualified Business Income) deduction! As a rental property owner, you might qualify for the 20% pass-through deduction under Section 199A. This is HUGE for reducing taxes on rental income. To qualify as a "real estate professional" for better tax treatment, you need to spend 750+ hours annually in real estate activities and more time on that than any other work. If you can meet those requirements, you can potentially deduct ALL your passive losses against your other income. Also, hiring your kids for legitimate work on the properties (if they're old enough) can be another strategy. You shift income to their lower tax brackets, and they can contribute to Roth IRAs from an early age.
Wait, can you explain more about the QBI deduction? I thought that didn't apply to rental properties unless you're classified as a real estate professional? I'm just doing this on the side while working a full-time job.
You're right that the full benefits come when you qualify as a real estate professional, but there's still potential QBI benefit for "side" landlords. Revenue Procedure 2019-38 created a safe harbor that allows certain rental real estate enterprises to be treated as businesses for the QBI deduction. To qualify, you need to keep separate books and records for the rental activity, perform 250+ hours of "rental services" annually (less than the 750 for full pro status), and maintain contemporaneous records of your time spent. Even if you don't meet the safe harbor, you might still qualify under the general rules if your rental activity rises to the level of a "trade or business" rather than just an investment.
Has anyone considered using a Self-Directed IRA to hold rental property? I've heard this can eliminate taxes on rental income completely since it grows tax-deferred or tax-free inside the retirement account.
The Self-Directed IRA for rentals works but has serious limitations. You can't do ANY work on the property yourself - not even changing a lightbulb. You must hire a property manager and third parties for everything. Also, you can't use any personal funds to pay property expenses - everything must come from the IRA itself. The bigger issue is that you lose all the normal tax benefits of direct ownership - no depreciation deductions, no mortgage interest deductions, etc. Plus, if you use debt financing (mortgage), you'll trigger UBIT (Unrelated Business Income Tax) on the portion of income attributable to the debt.
One thing nobody mentioned - make sure you're actually looking at the right tax year when checking your status. My husband and I got confused because we were looking at 2023 instead of 2024 tax year on the IRS portal. Also, if you owe, setting up a payment plan online is usually pretty straightforward once your return is processed. The online payment agreement tool is actually one of the better parts of the IRS website lol.
The fee for setting up an online payment plan is currently $31 if you do direct debit payments. It jumps to $130 if you pay by check or money order. So yeah, if you can pay in full, that's always best to avoid fees and interest. Always better to pay in full if possible since the IRS charges both setup fees AND ongoing interest for payment plans. The interest compounds daily too, which adds up fast.
Anyone know if owing taxes one year affects your refund the next year? Like if my sister owes this year but might get a refund next year, will they just keep her refund?
Yes, if you still have an outstanding tax debt when you file next year and are due a refund, the IRS will automatically apply that refund to your outstanding debt. It's called a tax offset. They'll send you a notice explaining that they applied your refund to previous tax debt.
Just wanted to add another option - Credit Karma Tax (now Cash App Taxes) includes Schedule D filing in their completely free version. I switched from TurboTax last year specifically because of their predatory upselling tactics with investment reporting. Their interface isn't quite as polished as TurboTax, but it's more than good enough, especially for straightforward returns. And they don't hide basic forms behind paywalls.
Does Cash App Taxes handle state returns too? Also wondering if they're reliable for more complicated situations like if I have some freelance income next year?
Yes, Cash App Taxes includes state returns for free as well. They can handle freelance income with Schedule C, but they do have some limitations. They don't support multiple state filings, foreign income, or more complex situations like farm income or at-home business depreciation. For most people with W-2 income, some investments, and side gig/freelance work, they work perfectly fine. Just make sure to check their list of limitations if you have anything unusual in your tax situation.
$5? Just don't report it lol. The IRS processes literally millions of returns. They're not going to hunt you down for $1.25 in potential tax revenue.
While I get your point, this isn't great advice. The 1099-B is reported to the IRS by the broker, so they actually do know about the $5 gain. If there are mismatches between what's reported to them and what you report, it can trigger automated flags in their system. I'm not saying they'll audit over $5, but why risk it when there are legitimate free options to report it correctly?
I'm a former IRS auditor, and I can tell you the "primary purpose" test is very real. We called these "mixed-purpose" trips and flagged them frequently. Here's what we actually looked for: 1) TIMING: Did the business activity align with when you would take personal trips (holidays, weekends)? Red flag. 2) DURATION: If you spent 2 days on "business" and 5 days with family, we'd likely disallow the transportation costs. 3) REVENUE: Did you actually make money? If you consistently lose money on these "business trips," we'd recharacterize them. 4) NECESSITY: Could the business activity have been done without traveling? Phone calls with relatives about business aren't travel-worthy. The rule of thumb: if you wouldn't have made the trip without the personal component, it's primarily personal.
What about if my side hustle truly can only be done in certain locations? I make custom furniture and sometimes source special wood when visiting my parents in Oregon. These woods aren't available where I live.
That's a more defensible position. If you can document that you're sourcing materials unavailable in your area, and if this activity is central to your business model, you've strengthened your case for the business purpose of the trip. Keep receipts for the materials purchased, document why these specific materials are necessary for your business, and maintain records showing how these purchases translate into business products and revenue. Remember though - if visiting parents is still the primary reason for timing the trip, you might only be able to deduct the specific business activities (like the extra mileage to visit lumber suppliers) rather than the entire trip cost. The IRS will still look at whether you would have made this trip without the personal component.
Anyone else been through an actual audit on travel expenses? I'm curious what documentation actually satisfied the auditor.
I went through one last year for my consulting business. What saved me was having a detailed calendar showing all appointments before the trip was booked, emails setting up meetings, receipts with business purpose noted, and a time log showing how many hours were spent on business vs personal activities. The auditor specifically mentioned that having documentation created BEFORE the trip (proving business intent) was key.
Gael Robinson
I'm a tax preparer and want to offer a different perspective. Yes, you CAN do your own taxes with that situation, but should you? Maybe not. Those stock sales will trigger Schedule D and possibly Form 8949 depending on whether basis was reported to the IRS. As a server, you'll need to verify all tips are properly reported. Head of household status has specific requirements too. While tax software helps, it doesn't catch everything. If you make a mistake reporting the stock sales, you might miss out on favorable capital gains rates or incorrectly calculate your basis. H&R Block is one option, but consider an enrolled agent or CPA who might cost similar but offer more expertise.
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Dominique Adams
ā¢Thanks for this perspective! What's the typical price difference between H&R Block vs an enrolled agent? And what specific questions should I ask to make sure they're familiar with server income/tip reporting?
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Gael Robinson
ā¢H&R Block typically charges $200-300 for your situation, while independent enrolled agents often start around $150-250 for similar complexity. The key difference is personalized attention and expertise. When interviewing a tax professional, ask them: "What specific documentation do you need for properly reporting cash tips versus reported tips?" A knowledgeable preparer will mention Form 4137 for unreported tips and explain how tips affect your Social Security earnings. Also ask: "How do you handle capital gains when the broker hasn't provided complete basis information?" They should discuss Form 8949 and methods for documenting your original purchase price.
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Edward McBride
Anyone else notice that H&R Block missed big deductions before? Last year they completely forgot to ask about my non-slip shoes and uniform costs that I have to buy for serving. Did my own taxes this year with TaxAct and got way more money back!
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Darcy Moore
ā¢YES! Same thing happened to me. I was using a different tax place (not H&R) but when I switched to doing it myself, I realized they never asked about my TIPS training certification costs or my server book purchases. All deductible! I also file HOH with a dependent and found the child tax credit stuff pretty straightforward.
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Edward McBride
ā¢Exactly! I think a lot of these mass-market tax places just rush through everything too fast. I spent maybe an hour more doing it myself but found like $300 more in deductions. Plus I learned a lot about what I can claim next year. The stock stuff was a little tricky but the software walked me through it.
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