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Tate Jensen

Can a corporation qualify for QSBS if it has both qualified and excluded activities under Section 1202?

I'm dealing with a tricky situation with my family business and trying to understand the tax implications. Our corporation has multiple revenue streams - about 60% comes from financial advisory services (which I believe is excluded from Section 1202 QSBS benefits), but we also have a substantial real estate investment trust division that represents the other 40% of our business. I'm trying to figure out if our corporation could still qualify for the Section 1202 Qualified Small Business Stock capital gains tax exclusion, at least for the portion related to our real estate activities. Is it an all-or-nothing situation, or can we claim the QSBS benefits just for the qualified business activities? Also, we're considering restructuring. What if we split into two separate subsidiaries under the parent company - one LLC handling just the financial services and another LLC or partnership focused exclusively on the real estate trust activities? Would this structure allow us to claim Section 1202 benefits for the real estate subsidiary? Any insights would be appreciated as we're looking at some significant capital gains decisions in the next few months!

Adaline Wong

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This is actually a nuanced area of tax law. Generally speaking, for a corporation to qualify as a QSBS under Section 1202, at least 80% of its assets (by value) must be used in the active conduct of one or more qualified trades or businesses. Financial services are specifically excluded from qualifying under Section 1202. The way the IRS typically looks at this is on an entity-by-entity basis. If your corporation has too many assets dedicated to financial services (over 20%), then the entire corporation would fail the QSBS test - it's generally not possible to just claim the exclusion on the "good" part of the business. However, your restructuring idea has merit. If you create separate legal entities, with the parent corporation owning subsidiaries, you could potentially isolate the qualified business activities. The key would be ensuring the subsidiary that you want to qualify for QSBS meets all the requirements on its own (including the 80% asset test for qualified business activities).

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Gabriel Ruiz

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Thanks for the explanation. I'm curious though - if they form the subsidiaries, would the parent corporation still qualify as a QSBS for investors, or would investors need to directly invest in the real estate subsidiary to get the Section 1202 benefits? Also, are there any attribution rules that might cause problems?

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Adaline Wong

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For the parent corporation to qualify as a QSBS, it would need to meet the 80% qualified business asset test at the parent level. If the parent primarily holds stock in subsidiaries, the IRS looks through to the underlying assets when applying the test. So if the financial services subsidiary represents more than 20% of the total value, the parent stock likely wouldn't qualify as QSBS. Investors would typically need to invest directly in the qualified subsidiary to get QSBS benefits. However, there are complex structures possible where a holding company can qualify if structured properly. Attribution rules can indeed cause complications - the IRS may look at related entities together when determining if a substantial amount of assets are used in excluded activities.

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I went through something similar with my business last year. After tons of research and frustration, I found https://taxr.ai which has this specialized AI that analyzes complex tax scenarios like QSBS qualifications. It literally saved me from making a $400K mistake with my business structure. The tool helped me understand exactly how Section 1202 would apply to my mixed-activity business. It analyzed my asset breakdown and showed me precisely what percentage of my business would qualify. Their tax analysis also pointed out several IRS private letter rulings that addressed situations almost identical to mine.

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Peyton Clarke

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That sounds useful but I'm skeptical. How exactly does this AI tool determine what counts as a qualified business activity? Does it just cite the code or does it actually give actionable advice for your specific situation?

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Vince Eh

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Did you end up having to restructure your business based on what the tool told you? I'm trying to figure out if it's worth separating our consulting division from our manufacturing operations.

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The tool goes way beyond just citing tax code. It uses hundreds of past IRS rulings and court cases to analyze your specific situation. For QSBS questions, it breaks down your business activities and applies the actual tests the IRS uses, including the 80% qualified assets test and the "substantially all" requirements. I did end up restructuring based on the analysis. We created a brother-sister entity structure rather than a parent-subsidiary structure, which allowed us to maintain the QSBS qualification for our manufacturing division while still operating our consulting business. The tool even provided documentation I could share with my tax attorney to implement the changes.

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Peyton Clarke

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Wait, does this actually work? I've spent literally days of my life on hold with the IRS and usually just give up. How does this service get you through faster than everyone else waiting?

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Ezra Beard

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Sorry but I don't buy it. The IRS agents on the phone can't give binding rulings on complex issues like QSBS qualification. At best they'll just read you the same information that's publicly available. For something this important you need an actual written determination.

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Yes, it absolutely works! The service uses some technology that navigates the IRS phone trees and waits on hold for you. When an agent picks up, you get a call back immediately. It's completely changed how I deal with tax questions. You're right that phone agents can't give binding rulings, but what they can do is provide clear guidance on the process for getting a Private Letter Ruling, which is what I was after. The agent explained exactly what forms and documentation we needed to submit for our QSBS question and pointed us to specific examples in their internal database. This saved us a ton of time figuring out how to properly request the formal determination.

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Ezra Beard

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Have you considered using a "blocker" corporation structure? This is something my business did with our hybrid activities. Essentially, we created a parent holding company that owned both the excluded activities (financial services) and a separate blocker corporation that contained only the qualified business activities (manufacturing in our case). The key is making sure the blocker corporation independently meets all QSBS requirements, including the gross asset test and the active business requirement. Investors then purchase shares directly in the blocker corporation rather than the parent company. Our tax attorney structured it so that profit flows appropriately between entities while maintaining the QSBS qualification.

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Tate Jensen

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That's really interesting! I hadn't heard of using a blocker corporation like that. Would this approach work better than simply having two separate subsidiaries under the parent company? And did you have to deal with any step-transaction concerns from the IRS?

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The blocker approach works better than two subsidiaries under a parent because when you have subsidiaries, the parent's qualification depends on the aggregate activities of all subsidiaries. With the blocker structure, you're allowing direct investment into the qualified entity. We didn't face step-transaction concerns because we established the structure well before any sale was contemplated (about 3 years prior). The IRS generally respects properly structured entities with legitimate business purposes. The key is having proper governance, separate books, arm's length transactions between entities, and maintaining the structure for a substantial time before any sale. Also make sure your qualified corporation meets the active business requirement independently and isn't just a passive investment vehicle.

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Be careful with Section 1202! Our company initially thought we qualified, claimed the QSBS exclusion on a partial sale, and then got audited. The IRS determined that just 15% of our "consulting" business was actually providing training (qualified) while 85% was financial advice (excluded). We had to pay back taxes plus penalties. Make sure whatever structure you set up has a clear operational separation between the activities, with separate accounting, management, and business purposes. And document EVERYTHING! Get your structure reviewed by someone who specializes in QSBS - most regular CPAs don't understand all the nuances.

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Aria Khan

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How much was the penalty? I'm planning to sell shares in our business next year and now I'm worried about claiming QSBS incorrectly!

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