Paying Income Tax on Low Cost/High Cashflow properties

Paying Income Tax on Low Cost/High Cashflow properties

Leo GonzalezPro Member
Alexandria, VA · Member since 2017 · 43 posts · 14 votes

After successfully purchasing and renting out a duplex in Syracuse NY I've started considering the tax implications of the gross income I will be receiving. The analysis I did on the property accounted for expenses like vacancies, repairs, and capex, but if that money does not get used by the end of the year I'll have to pay taxes on that PLUS the cashflow. Now income tax may not always be a concern for investors whose rental income profits are shielded by the interest on their mortgage payments, depreciation, property taxes, management fees, and repair costs, but shouldn't income tax be another "expense" investors budget for when investing in low cost (Below 150k purchase price)/High cashflow properties? 

If there is something I'm missing please let me know. I've been doing as much research as time allows and I cannot wrap my head around how a low cost property can operate at a paper loss (or close to it) when there is high cashflow. I had planned to use all the cashflow to buy additional properties every year but if I can only use a portion of that cashflow then all of my goals will have to shift significantly.

I guess this begs the question of whether it's better to invest in properties that are more expensive with less cashflow (but operate near a paper loss) or less expensive properties with more cashflow (but operate at a taxable profit). Ideally I would prefer to have less roofs and more doors that help me reach my goal of financial independence (8k per month) but if that's not possible with low cost properties then what's the best rental portfolio design that I should strive for?

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Investor · Charlotte, NC · Member since 2015 · 183 posts · 146 votes
9y
@Leo marry your passive income generator (PIG) the low cost duplex with a passive activity loss (PAL) another property that generates a tax loss each year. It's balancing act.
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  • Investor · Charlotte, NC · Member since 2015 · 183 posts · 146 votes
    9y
    @Leo marry your passive income generator (PIG) the low cost duplex with a passive activity loss (PAL) another property that generates a tax loss each year. It's balancing act.
  • Real Estate Broker · Cleveland, OH · Member since 2017 · 719 posts · 658 votes
    9y

    If you don't have vacancies, maintenance issues etc, then you will have high income.

    Depreciation is the only thing to off set your taxable income. 

    When you buy another property, the rehab cost will off set your income - but it will be real expense, which create new asset. 

    If all your rentals in the same city, you might not pay any taxes - new properties usually drive your profit down because of current expenses (not depreciable) which is not included in the cost of the house.

    Another way to "decrease" your taxable income is to pay yourself a salary but then this income will get more taxes - SS, for example, which you don't pay on your sch.E income.

    Make a spreadsheet in Excel and put your numbers all way through including income taxes and see your cash flow model.

    Still better than working for W-2: it's your money making you more money. You'd be paying taxes anyhow but that way saves a lot on taxes

  • Leo GonzalezPro Member
    OP
    Alexandria, VA · Member since 2017 · 43 posts · 14 votes
    9y

    Thanks @Tommy F. and @Irina Belkofer That makes perfect sense! If I do indeed purchase a property each year as I intended then there will be a new loss to offset some of the income. This definitely helps. Does this balancing act also exist with larger commercial sized properties? I guess the numbers are all relative?

  • Investor · Charlotte, NC · Member since 2015 · 183 posts · 146 votes
    9y

    @Leo Gonzalez @Irina Belkofer

    You can't pay yourself a salary from a passive income activity - it's passive. Regardless the amount of time you spend on it personally, the IRS considers rental income a passive activity. You may consider paying your child (18 or older) a reasonable and customary management fee to handle calls, collect rents, arrange maintenance, and prepare leases. An arrangement of this nature may accomplish a few things: (1) provide you a deductible expense on your Schedule E, (2) free-up your time, (3) get your kid some experience, (4) get your kid some college tuition that may be tax-free to them assuming their taxable income is less than the standard deduction limit.

    Review the IRS rules for passive activity expenses: https://www.irs.gov/publications/p527/ch01.html

  • Investor · Charlotte, NC · Member since 2015 · 183 posts · 146 votes
    9y

    @Leo Gonzalez

    It doesn't matter which property type (commercial or residential), the numbers will be your guide. If you have nothing but passive activity generators (positive cash flow and taxable income), then your tax strategy may need to include one or more passive activity losses (phantom losses) which are the result of depreciation from other income producing properties. If you get to a point where your passive activity losses exceed your passive activity generators then you'll just have a passive activity loss carryover to the next tax year(s) and they carry forward indefinitely until other passive income can be offset with with the loss carryovers or you dispose your entire interest in the property to a third party through a taxable sale event.

  • Leo GonzalezPro Member
    OP
    Alexandria, VA · Member since 2017 · 43 posts · 14 votes
    9y

    @Tommy F. Thanks this will help me design my goals a bit differently! Much appreciated

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