Thanks for confirming what I suspected. Do you think there's a certain income threshold where it makes sense to make the switch to S-Corp taxation? I've heard the extra administrative costs might not be worth it below a certain profit level.

Great question. Generally, most tax pros I've worked with suggest the S-Corp election starts making financial sense when your net profit is around $40,000-$50,000 annually. Below that, the administrative costs often eat up the tax savings. For context, you'll have additional expenses like payroll processing (around $50-100/month), possibly more complex tax preparation fees ($800-1500 vs maybe $300-500 for a simple Schedule C), and you'll need to run actual payroll at least quarterly. Some states also have additional fees for S-Corps. In California, for example, there's a minimum $800 annual tax just for having an S-Corp.

This is a great point. The IRS looks at several factors to determine worker classification. Having a single source of income definitely raises flags. Other factors include: who controls when and how the work is done, who provides equipment/supplies, and whether the relationship is ongoing or project-based.

Would the installment sale thing be obvious on the K-1? Mine has so many attached statements and codes that I can barely make sense of it. Is there a specific form or attachment I should be looking for?

The installment sale election would be indicated on your K-1 with box 6c checked (it's labeled "Net section 1231 gain"). Then there should be an attached statement with "Form 6252" or "Installment Sale" in the title that breaks down the gross profit percentage. If your K-1 doesn't have this, ask your company specifically whether they're reporting the transaction as an installment sale. If they're not, you unfortunately will have to recognize the full gain in the current year. In that case, you should request a "tax distribution" to cover the taxes on income you haven't actually received yet - most partnership agreements have provisions for this.

I went through an audit last year because of exactly this situation. The key was having detailed documentation from the company explaining exactly how they calculated the reported gain and why the distribution was lower. The IRS actually understood the concept pretty well once I provided the paperwork. Make sure you get: 1) The original PIU agreement, 2) Documentation of the sale transaction, 3) Calculation of your proportional interest, and 4) Explanation of why distributions differed from allocated gain. With those four things, my audit was resolved in my favor.

Thanks for pointing this out! I hadn't even thought about separating the land value. Do you know if I can just use the numbers from my property tax assessment, or should I get a separate appraisal specifically for this purpose?

Property tax assessments are generally acceptable for determining the land-to-building ratio, and that's what most people use. The assessment should break down what portion is attributed to land versus improvements (the building). If your property tax assessment seems outdated or inaccurate, you can get a separate appraisal, but it's usually not necessary. Just make sure you document whatever method you use to determine the ratio in case of an audit. Also, keep in mind that high-value properties sometimes get additional IRS scrutiny, so good documentation is extra important in your price range.

Great question! Renovations that are capital improvements (like adding a new roof, remodeling a kitchen, etc.) get added to your property's basis and depreciated over the 27.5 years. Regular repairs (fixing a leaky faucet, replacing a broken window) can be deducted as expenses in the year you pay them. The distinction is important - capital improvements are long-term enhancements while repairs just maintain the property's current condition.

Thanks for clarifying! That helps a lot. So if I'm doing a $40k kitchen remodel, that would get added to the property basis and depreciated, but if I'm spending $300 to fix a toilet, that's just a regular expense I can deduct immediately?

Does FreeTaxUSA handle all the same forms? I have some investment stuff and a rental property too.

Yes, FreeTaxUSA handles all the same forms as TurboTax including investment income and rental properties. I have both and had no issues. The interface isn't quite as polished but it does the exact same calculations. The only real difference I noticed is it doesn't import some forms automatically like TurboTax does, so you might need to enter some information manually. But considering the price difference, it's absolutely worth the few extra minutes of typing.

What apps do you recommend for tracking mileage? I always forget to log my trips.

I emailed both my senators last week! One office actually responded saying the senator co-sponsored the bill to raise the married SALT cap to $20k. The more people who contact their reps, the better chance we have.

My guess is budget impact - making it permanent would show a much bigger revenue loss on the CBO score. By making it one year only, they can claim it's a smaller budget hit. Plus the whole TCJA expires after 2025 anyway, so they can just say "we'll fix it permanently when we do comprehensive tax reform"... which of course never happens lol.