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Former tax preparer here - one thing nobody's mentioned yet is that if you're operating short-term rentals, you need to be really careful about material participation requirements. This affects whether your rental activities are considered passive or active, which impacts how losses can be deducted. Short-term rentals (average stay less than 7 days) are generally considered a business rather than a passive rental activity, which changes the tax treatment significantly. You'll want to track your hours spent managing the properties, advertising, communicating with guests, etc. Also, regarding travel expenses - a mistake I saw clients make all the time was trying to deduct trips that were 90% vacation and 10% "looking at properties." The IRS isn't stupid. The primary purpose needs to be business, or you need to clearly allocate which days/expenses were business vs. personal.
This is really helpful info, thank you! How many hours would I need to spend on my rental business for it to be considered "material participation"? And does managing my existing rooms count toward that total if I'm also using those hours to justify business travel to look at other properties?
For material participation in a short-term rental business, you generally need to meet one of several tests, but the most common is spending more than 500 hours per year on the activity. For smaller rental operations, there's also a 100-hour test if you have the most participation of any individual in the activity. Yes, all the time you spend managing your existing rental rooms absolutely counts toward your material participation hours. This includes time communicating with guests, cleaning, maintenance, bookkeeping, researching prices, updating listings, processing payments, etc. All of this builds your case for being actively engaged in the rental business, which supports both the material participation standard and justifies business travel to expand your existing operation.
Is anyone using TurboTax for their rental properties? I'm trying to figure out if I need to upgrade to their premium version or if the deluxe is enough to handle my two rental rooms situation similar to OP.
You definitely need at least TurboTax Premier for rental properties. The Deluxe version won't have the Schedule E forms you need. I tried doing it with Deluxe last year and had to upgrade halfway through. Save yourself the headache.
Something important nobody's mentioned yet - if you're investing that much into app development, you should also look into the R&D tax credit (officially called the Credit for Increasing Research Activities). Software development often qualifies, and it's a dollar-for-dollar credit, not just a deduction. With $270K spent, a significant portion might qualify if it went to developers working on technological innovation. You'd use Form 6765, and the credit can be up to 20% of qualified research expenses. For startups, there's even a provision to apply up to $250,000 against your payroll taxes if you don't have income tax liability.
This is really helpful! A lot of that money did go to developers creating new algorithms for the app. Is there a specific way I need to document these expenses to qualify for the R&D credit? And can I claim this credit as a single-member LLC?
You can absolutely claim the R&D credit as a single-member LLC, since the credit will flow through to your personal return. Documentation is crucial though - you need to track not just the expenses but also what specifically was being developed. For developer costs to qualify, you need to document what technical uncertainties they were addressing, the process of experimentation, and how it relies on hard sciences (computer science counts). Keep timesheets showing hours spent on qualified activities, project plans showing the research component, and any technical documentation describing the innovations.
I was in almost identical situation with my fitness app startup. Make sure you're not missing deductions for home office if you're working from home (must be exclusive use area), any business travel, business portion of phone/internet, cloud services, contractor payments, etc. One thing that bit me: if your app has users already but isn't monetized yet, technically you're already "in business" not "startup phase" according to the IRS. This affected which expenses I could deduct immediately vs amortize.
Did you face any issues with the IRS questioning your business vs hobby status since you weren't profitable? I've heard they scrutinize tech startups that show losses for multiple years.
13 One thing to consider is whether you can free up some cash by adjusting other financial obligations. When I was hit with an unexpected tax bill last year, I: 1) Called my mortgage company and asked to skip a payment (many allow this once per year) 2) Temporarily reduced my 401k contributions to the minimum needed for company match 3) Sold some non-retirement investments (even at a small loss) 4) Used a 0% intro APR credit card for other expenses while directing cash to the tax bill The key is to pay as much as possible upfront to minimize the interest and penalties. The IRS interest rates are lower than credit card rates, but still significant over time.
1 These are all really good ideas! I hadn't thought about the mortgage skip-payment option. I'll definitely look into that. I'm also considering selling some stock I've been holding, even though the market is down a bit right now. I guess paying the IRS has to take priority over ideal investment timing. Did you find that the IRS was generally reasonable to work with? I've been anxious about dealing with them directly.
13 In my experience, the IRS representatives were surprisingly reasonable and helpful once I actually got through to them. They've dealt with this situation thousands of times and have standard procedures in place. The key is being proactive and honest. I explained my situation clearly, had all my numbers ready, and proposed a solution rather than just asking what to do. They responded well to that approach. Most importantly, never ignore IRS notices or deadlines - that's when they become much less flexible.
4 Have you checked if your state has similar tax issues? Often federal and state tax problems go hand in hand. It might be worth doing your state taxes right away to see the complete picture before finalizing your payment strategy.
1 That's a good point. I've done a preliminary calculation for state and we actually should be getting a small refund there (about $1,200). I guess that will help offset the federal bill a tiny bit. The majority of our issue was federal withholding that didn't account for some investment income and a side business I started last year.
7 Also, don't forget to check if you qualify for state-level payment plans too. Some states offer better terms than the IRS, with lower interest rates or longer payment periods. When I had a similar issue, I was able to set up a 24-month payment plan with my state that had a much lower interest rate than the federal one.
I'm wondering if anyone knows if the software matters for this situation? I use FreeTaxUSA and it seems like it wants me to complete both returns together. Is there a way to just file the state through them while saving the federal as a draft until October?
With FreeTaxUSA, you can absolutely do this! Complete both your federal and state returns in the software, but when you get to the filing stage, only select to e-file your state return. There should be an option to "file state only" somewhere in the filing process. For your federal, make sure you fill out and submit Form 4868 for the extension and pay your estimated amount owed. You can either generate this form through FreeTaxUSA or use the IRS direct pay website to make the payment, which automatically gives you the extension.
Just to add another perspective - I did exactly this last year with H&R Block software. Completed both returns, filed for federal extension + made payment, and filed state right away. Got my state refund in about 3 weeks while taking my time to finalize some complicated deductions on my federal return. The only hiccup was that I did have to amend my state return later because I found additional deductions that changed my federal AGI by a significant amount, which affected my state calculations. So just be aware that if your federal numbers change substantially when you finalize in October, you might need to amend your state return.
Ezra Beard
Have you checked your credit report? I had a similar situation where a dealership charged me double, and it turned out they had opened TWO separate financing accounts for the same vehicle! One was the agreed amount and the other was their "mistake" that they never closed. Worth looking into.
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Statiia Aarssizan
ā¢This happened to my sister too! The dealership claimed it was an "accounting error" but had been collecting both payments for 4 months before she caught it. She had to threaten legal action to get refunded.
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Reginald Blackwell
On the tax side - if you use your vehicle for a side business, make sure you're tracking mileage with a dedicated app. You can deduct 65.5 cents per mile for business usage in 2023. With gas prices these days, that adds up! Just make sure you have proper documentation showing the business purpose of each trip.
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Aria Khan
ā¢Does this apply if you're not fully self-employed? I use my car about 30% for a side gig but have a regular W-2 job too.
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Reginald Blackwell
ā¢Yes, it absolutely applies even if you're not fully self-employed! The business use of your vehicle for your side gig would be reported on Schedule C along with your other business expenses and income. You'd only deduct the percentage used for business - so in your case, you'd track all your mileage and then deduct 30% of it at the standard rate. Make sure you keep detailed records showing the date, starting point, destination, purpose, and mileage for each business trip. The IRS is particularly strict about vehicle deductions, so good documentation is essential. There are several good apps like MileIQ or Everlance that can help you track this automatically.
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