Skip to content
×
PRO
Pro Members Get Full Access!
Get off the sidelines and take action in real estate investing with BiggerPockets Pro. Our comprehensive suite of tools and resources minimize mistakes, support informed decisions, and propel you to success.
Advanced networking features
Market and Deal Finder tools
Property analysis calculators
Landlord Command Center
$0
TODAY
$69.00/month when billed monthly.
$32.50/month when billed annually.
7 day free trial. Cancel anytime
Already a Pro Member? Sign in here
Pick markets, find deals, analyze and manage properties. Try BiggerPockets PRO.
x
All Forum Categories
All Forum Categories
Followed Discussions
Followed Categories
Followed People
Followed Locations
Market News & Data
General Info
Real Estate Strategies
Landlording & Rental Properties
Real Estate Professionals
Financial, Tax, & Legal
Real Estate Classifieds
Reviews & Feedback

All Forum Posts by: Brian S.

Brian S. has started 9 posts and replied 73 times.

Post: Big Tax Savings help build Real Estate Portfolio

Brian S.Posted
  • Rental Property Investor
  • Bellefonte, PA
  • Posts 73
  • Votes 30
@corrine Bordua great post! Thanks so much for sharing your tip and experience! I own 10 single family rentals and an insurance agency in PA I think I should look around and get a second opinion on my taxes lol I appreciate your sharing this 👊🏽

Originally posted by @Corrine Bordua:

Hey BiggerPockets, I recently have done a lot of reading about tax saving strategies for our business (we own a successful farming operation), and discovered multiple ways that we could save a TON on taxes - which means more money to put towards real estate! 

Now, of course using real estate is a strategy on its own when it comes to taxes, but I also wanted to share how changing our business entity, and using the Augusta rule has saved us close to 50K in taxes this year.

By opting to have our LLC taxed as an S-corp we saved 15% on a large portion of our taxable income. In addition to that, we recognized we were using our home to host business meetings without ever charging our business to "rent" the space. So, now we rent our personal home to our business up to 14 times a year to host meetings and get to use it as a deduction on our business, but don't have to claim that income on our personal taxes

Now, when we brought these strategies up to our CPA, he told us it would be a lot of paperwork, and tried to talk us out of it (because he was being lazy)... so we found someone new to work with. We found an Enrolled Agent whose focus was on proactive tax planning and strategizing, which is exactly what we were looking for. We knew there were more tax deductions available to us, and finally realized that our CPA wasn't actively seeking out ways to save us money. 

So, the morale of the story is, don't settle for your CPA if they aren't working towards the same goals as you. We all know how valuable it is to have the right people on your team. 

Do any of you have favorite tax deductions you utilize in your businesses? 

Post: Tax Summary of Coronavirus Relief (CARES ACT)

Brian S.Posted
  • Rental Property Investor
  • Bellefonte, PA
  • Posts 73
  • Votes 30
great information... thanks for sharing! 
Originally posted by @Lance Lvovsky:

On Friday, March 27, the President signed the massive $2 trillion coronavirus Stimulus Bill (the Coronavirus Aid, Relief and Economic Security [CARES] Act) to provide assistance to workplaces and employees. The law provides many benefits intended to deliver cash into the hands of individuals and businesses, as well as many other tax provisions.

Below is a summary of the various tax provisions provided under the law. Please remember to always consult with your tax advisor as how to best apply the law to your fact pattern.

INDIVIDUAL PROVISIONS

CASH REBATES

One of the most publicized portions of the law involves cash payments of $1,200 to individuals and $2400 to married couples.

An additional $500 may be paid for each qualifying child. These amounts are subject to reduction if the individual’s Adjusted Gross Income (AGI) exceeds $75,000 ($150,000 for a married couple). Nonresident alien individuals and a person who is the dependent of another is ineligible to receive the payment.

The cash payments will be based on the recent tax information available to the IRS, based on the 2018 or 2019 tax return filed, but is subject to a “true-up” based on 2020 tax return information.

RETIREMENT FUNDS

The law makes significant changes to retirement plan payment and loan rules.

  • Required Minimum Distribution rules for qualified plans and individual retirement accounts are suspended for 2020. This will avoid the plan having to sell plan assets when they may be at their lowest values.
  • Coronavirus-related distributions of up to $100,000 can be made with the related income tax payable over a three-year period. Additionally, the amount can be recontributed back to plan over a three-year period without affecting that year’s contribution limits.
  • The limits on the amount of loans that can be taken from a qualified plan for coronavirus-related purposes is increased to the lesser of $100,000 or 100% of the individual’s accrued benefit.

EMPLOYER PAYMENT OF STUDENT LOANS

Certain employer payments of employee student loan amounts made before January 1, 2021, whether paid to the employee or the lender, can be excluded from income as an Educational Assistance Benefit.

CHARITABLE CONTRIBUTIONS

To incentivize contributions made during 2020 to the needy:

  • Up to $300 of charitable contributions can be taken as a deduction in calculating AGI for the 2020 tax year. This will provide a tax benefit even to those who do not itemize.
  • For the 2020 tax year, a taxpayer can elect to disregard the 50% AGI limitation on deductible contributions. This means the AGI ceiling is effectively 100% for the 2020 tax year.

BUSINESS TAX PROVISIONS

EMPLOYEE RETENTION CREDIT

Eligible employers are allowed a credit against employment taxes for each calendar quarter equal to 50% of qualified wage (including health benefits) paid to employees.

This amount is limited to $10,000 of wages paid to an employee for all calendar quarters.

An eligible employer is one which is in a trade or business:

  1. Whose operation is fully or partially suspended due to orders from an appropriate governmental authority limiting commerce, travel or group meetings due to COVID-19; or
  2. Who has a “significant decline” in gross receipts (i.e., there is a decrease to less than 50% of the gross receipts for the same quarter in the prior year).

Different rules apply as to the covered wages depending upon the number of employees the employer had in 2019. Under the statute, tax exempt entities are also able to take advantage of this credit.

However, this credit is not available to employers receiving a Small Business Interruption Loan under section 1102 of the Act or if a Work Opportunity Tax Credit is allowed for the employee.

PAYROLL TAX HOLIDAY

There is a deferral of the employer’s share of payroll taxes for the period beginning on the date of enactment to January 1, pursuant to an SBA loan 7A or under Act section 1109.

NET OPERATING LOSSES

The law suspends rules relating to Net Operating Losses instituted under the Tax Cuts and Jobs Act (TCJA). Under the TCJA which was signed into law in December 2017, net operating losses were no longer eligible to be carried back, and their usage, when carried forward, was limited to 80% of taxable income. Under the CARES Act, net operating losses created in the 2018, 2019 and 2020 tax years can be carried back five years with no limitation on their usage.

LIMITATION ON NET BUSINESS LOSSES

Prior loss limitations imposed under the TCJA are suspended.

Under the TCJA, taxpayers (other than C corporations) were limited in utilizing net business losses (i.e., business losses in excess of business income). These taxpayers were limited to using only $250,000 ($500,000 on a married joint return) of net business losses against non-business income. The CARES Act suspends this rule so that net business losses for 2018, 2019 and 2020 can be used without limit.

IMMEDIATE REFUND OF CORPORATE AMT CREDIT

The TCJA provided that the alternative minimum tax no longer applied to C corporations.

Those corporations with AMT credits were given the ability to recover these amounts as tax reductions and refunds over a four-year period (2018-2021.) The CARES Act accelerates this period to 2018 – 2019, with an election by the corporation to recover the AMT credit entirely in 2018.

BUSINESS INTEREST EXPENSE LIMIT INCREASED

The TCJA provided that net business interest is deductible only to the extent of 30% of Adjusted Taxable Income (unless certain exceptions apply).

The CARES Act increases this limit to 50% for 2019 and 2020. Additionally, since the current economic problems cause by COVID-19 are expected to produce lower income in 2020 than in 2019, the law provides that a taxpayer can elect to use the 2019 Adjusted Taxable Income in place of 2020.

BONUS DEPRECIATION FOR QUALIFIED IMPROVEMENT PROPERTY (QIP)

The CARES Act cures a legislative error under the TCJA and provides that the costs for Qualified Improvement Property are eligible for bonus depreciation. This provision is retroactive for 2018 QIP costs. REFUND OPPORTUNITY EXISTS HERE! Consult with your tax advisor whether amending your 2018 tax return(s) makes sense for you. You may receive immediate cash from the government.

Post: HVAC replacement in single-family rental - deduct or depreciate?

Brian S.Posted
  • Rental Property Investor
  • Bellefonte, PA
  • Posts 73
  • Votes 30
yes I have 9 rental properties as of the end of 2019 and I will likely buy 3-6 more properties once we get thru this coronavirus situation. I think the market will unfortunately shake out some of the landlords and property owners who don’t have good systems, who are over leveraged , or those that are just tired of being landlords. 

Originally posted by @Eamonn McElroy:

@Brian S.

Assuming you're taking the position your rentals rise to the level of a trade or business, it would appear on Form 4797.

Might be time to change to a higher caliber professional if your EA is not aware of partial asset dispositions.

Post: HVAC replacement in single-family rental - deduct or depreciate?

Brian S.Posted
  • Rental Property Investor
  • Bellefonte, PA
  • Posts 73
  • Votes 30
I’m not sure if my EA used a partial asset disposition when I put in a new furnace in my rental property in 2018... is it to late to get that deduction? 


Originally posted by @Eamonn McElroy:

DMSH applies at the unit of property level, not the invoice line item.

The HVAC is part of the HVAC subsystem of the building unit of property.  If you have a DMSH election in place for the tax year and the total expenses allocable to the HVAC subsystem are more than $2,500, you would capitalize.

If there is no DMSH election in place, you'd apply the betterment, adaptation, restoration (BAR) tests to make an expense vs capital expenditure determination.

Either way, if the allocable costs are capitalized, my firm takes a partial asset disposition for the old system, which helps.

Post: How I Created an Additional $7,000/Mo. Cash Flow in 4 Years!

Brian S.Posted
  • Rental Property Investor
  • Bellefonte, PA
  • Posts 73
  • Votes 30
Thank you for sharing your story @todd Powell! You give me hope that I will reach my retirement goals thru real estate as well. I started late in 2017... I ended 2019 with 9 single family homes (I deal fell thru At the last minute) that I am holding for the long term. My goal is 25 doors. I haven’t done any flipping but I’m looking into seller financing/carry deals and other creative financing so I can keep scaling my portfolio. I own an insurance agency so I woke Saturday’s as well so I can relate to your lifestyle. Brian Sr 

Originally posted by @Todd Powell:

But 2 of my greatest joys in 2019 is the birth of my grand daughter on May 14th, and doing 2 Spartan races with my older son. We did the Trifecta!

Post: Property Manager "interested party" and/or "additional insured"

Brian S.Posted
  • Rental Property Investor
  • Bellefonte, PA
  • Posts 73
  • Votes 30
@christopher smith 
Exactly, you are correct. You just need to be informed that your tenant has keep the insurance in force and you want to be notified of any changes or cancelations.

Originally posted by @Christopher Smith:
Originally posted by @Brian S.:

@Christopher Smith Yes interested party, additional interest, or additional insured... different insurance companies can use any of these in the policy language. I own an insurance agency and I require all my tenants to list my “rental company” as the Additional Interest/Additional insured. I hope this helps. 

Hello Brian

Thanks. The issue I have is that terms apparently have very different implications. Most seem to agree that "additional interest" is fine since that just means the PM will receive notice of policy cancellation or termination (the underlying insurance policy relationships do NOT change) . However, "additional insured" fundamentally changes the policy and may have negative implications - see below.

From Article on Insurance

In addition to requiring insurance, a property owner might require that he be listed as an additional insured or an additional interest. While the terms seem similar, they are vastly different. and the use of either can have both positive and negative implications.

In fact, we think it is a great idea for the property owner to be listed as an additional interest and an awful idea for a property owner to be listed as an additional insured. Allow us to explain.

It is a great idea for an owner to be listed as an additional interest, also known as an interested party or party of interest, on a renters insurance policy.

The designation is designed to ensure that a third party (the property owner in this scenario) is notified should the policy cancel or non-renew. This endorsement does not convey any coverage to the additional interest nor cost the tenant any additional premium. Carriers such as State Farm, Travelers, Liberty Mutual, and Allstate all routinely list third parties as an additional interest and will quickly send notices of pending cancellation, cancellation, or non-renewal when appropriate.

The Effective Coverage renters insurance program capitalizes on this notification provision and tracks the status of renters insurance on behalf of owners throughout the country. Should an event occur where the tenant is liable for the damage, owners can rest assured knowing that the policy is in-force and the tenant can be held responsible.

Being listed on a policy as an additional insured, however, does not have any positive effects and in fact could detract coverage from the property owner. There are very good reasons why most carriers prohibit the exercise which typically leads to a frustrated tenant as he seeks to comply with the requirement. An additional insured is a person that enjoys the benefits of being insured under an insurance policy, in addition to whoever originally purchased the insurance policy. So while the tenant may purchase the renters policy, the owner or the corresponding organization has just as many rights to that coverage as the tenant does. At first glance, that might seem like a great scenario for an owner, but wait. It actually does not function correctly in practice.

Before an owner requires a tenant to list him as an additional insured, the following points should be considered.

    • In the event of a lawsuit between the tenant and the property owner (both named insureds), the insurance company would have the obligation to defend both parties against each other and to pay any sums either might be obligated to pay each other. A renters insurance policy is not designed to handle this type of “co-mingled” defense and remuneration.
    • If the resident caused a fire, the owner could potentially be prohibited from tendering a claim against the renters policy for the liability to pay for the damage. This is based on the rationale that one insured cannot be liable to another insured on the policy. It would be the equivalent of a husband and wife who are both listed on the policy as insureds. The wife comes home to find the husband started a fire while trying to cook a meal. Do you think she would have any luck suing her husband?
    • The typical renters insurance policy will contain a significantly higher limit for liability coverage to a third party than protection for the contents of an apartment. A common limit of liability insurance is $100,000 and is designed to pay damages to a third party. However, if an owner is listed as an insured, how can he be treated as a third party? If he is listed as an additional insured, the claims check for the personal property will be made out to both of them and that will be the totality of remuneration for either party. Now instead of having $100,000 of protection, an owner will be forced to share a limit that could be as low as $5,000!

Post: Property Manager "interested party" and/or "additional insured"

Brian S.Posted
  • Rental Property Investor
  • Bellefonte, PA
  • Posts 73
  • Votes 30

Post: Property Manager "interested party" and/or "additional insured"

Brian S.Posted
  • Rental Property Investor
  • Bellefonte, PA
  • Posts 73
  • Votes 30

@Christopher Smith Yes interested party, additional interest, or additional insured... different insurance companies can use any of these in the policy language. I own an insurance agency and I require all my tenants to list my “rental company” as the Additional Interest/Additional insured. I hope this helps. 

Post: Cpa real estate questions

Brian S.Posted
  • Rental Property Investor
  • Bellefonte, PA
  • Posts 73
  • Votes 30

What about the home office deduction for someone filing a schedule E tax return for rental income? My enrolled agent completed my 2018 tax return today and sent me this reply after I asked if a home office deduction is applicable “Unfortunately, income from Schedule E does not qualify for the home office deduction, as the IRS considers rental property income as passive.”


Is this a valid response? 

Post: Newbies from Gilbertsville, PA

Brian S.Posted
  • Rental Property Investor
  • Bellefonte, PA
  • Posts 73
  • Votes 30
Teri & Dave,
welcome to BP! I am an insurance agency  owner and investor from central PA... I started investing in real estate about 18 months ago but I have acquired 7 single family homes that I manage myself so just Get In The Game and GO FOR IT!

if I can be of assistance or help in anyway just let me know!

Brian Sr

Originally posted by @Teri Skrab:

Hello Bigger Pockets Community! 

Excited to be here and start meeting everyone! My Name is Teri Skrab and I am eager to start networking along with my husband Dave. We both have come to a point where our 9-5 jobs as a Graphic Designer and Auto Technician are just not satisfying, and we have a hard time leaving our dog home for hours without us. I'm sure some of you can relate! 

So we would love to change that around, be able to give back more, and live a more fulfilling and rewarding lifestyle. We have started to make changes in our life in pursuit of financial independence, cleaning up our finances, educating ourselves, running the numbers, and now just have to pull the trigger on our first deal!

We are interested in Flips and Rentals and building a network where we can all grow together. We are very thankful for this community as it has already provided so many tools and information to help us in learning the process!  Looking forward to connecting more with the BP community! 

Thank you for your time!

~Teri & Dave Skrab