Skip to content
×
Try PRO Free Today!
BiggerPockets Pro offers you a comprehensive suite of tools and resources
Market and Deal Finder Tools
Deal Analysis Calculators
Property Management Software
Exclusive discounts to Home Depot, RentRedi, and more
$0
7 days free
$828/yr or $69/mo when billed monthly.
$390/yr or $32.5/mo when billed annually.
7 days free. 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: David V.

David V. has started 15 posts and replied 46 times.

Post: Rental Income & Social Security

David V.Posted
  • Fernandina Beach, FL
  • Posts 46
  • Votes 8

Thanks all and for John posting that link.  I copied the info from Johns link below.  It appears that rental income will not reduce SS benefits so long as your not a real estate dealer (not sure what means but I doubt I am such a dealer).  I still need to figure out if my passive rental income will cause my SS benefits to be taxed.  My goal is to always try to have close to a zero tax liability from rentals as my 80k example was a hypothetical.  Just need to keep buying more properties every few years to get more depreciation and interest expense 


thanks all 

Calculating Your Net Earnings From Self-Employment

If you are self-employed, you will need to report your net earnings to Social Security and the Internal Revenue Service (IRS). Net earnings for Social Security are your gross earnings from your trade or business, minus all of your allowable business deductions and depreciation.

In figuring your net earnings for Social Security, don’t include the following:

  • Dividends from shares of stock and interest on bonds, unless you receive them as a dealer in stocks and securities.
  • Interest from loans, unless your business is lending money.
  • Rentals from real estate, unless you are a real estate dealer or regularly provide services mostly for the convenience of the occupant.
  • Income received from a limited partnership.

How To Report Your Earnings

You must complete the following federal tax forms by April 15 following any year in which you have net earnings of $400 or more:

  • Form 1040 (U.S. Individual Income Tax Return).
  • Schedule C (Profit or Loss from Business) or Schedule F (Profit or Loss from Farming) as appropriate.
  • Schedule SE (Self-Employment Tax).

You can download these forms from the IRS "Forms & Publications" website. Send your tax return and schedules along with your self-employment tax to the IRS.

Even if you don't owe any income tax, you must complete Form 1040 and Schedule SE to pay self-employment Social Security tax. This is true even if you already get Social Security benefits.

Post: Rental Income & Social Security

David V.Posted
  • Fernandina Beach, FL
  • Posts 46
  • Votes 8

Questions for you Tax Pros out there.  Will the amount of social security benefits be reduced if an individual receives rental income of let's say 80K a year.  Assumptions:  Social security is taken before full retirement age of 67. 

Although my specific situation is a bit different than most people as I am will be a retiring federal employee at 57 and will receive a social security supplement till age of 62.  Nevertheless, this question applies to all people that receive SS benefits and have rental income.  I just want to make sure that when I retire at 57 and start to receive my SS benefit that I don't loose any my SS income cause I have rental income.  I thought I read somewhere that since rental income is deemed passive income that it will not affect the amount of SS one receives.  Is this true?  If so, can this change if one actively manages their rental properties?   

Many Thanks   

Post: Deducting passive RE losses from nonbusines income (salary)

David V.Posted
  • Fernandina Beach, FL
  • Posts 46
  • Votes 8

hahah - I understand :-)

Post: Deducting passive RE losses from nonbusines income (salary)

David V.Posted
  • Fernandina Beach, FL
  • Posts 46
  • Votes 8

Ahhh - thats what I thought.  I was just confused by the Washington Post article.  Thanks so much for your response and responses in prior years.  Actually I have a nice taxable profit from my four rentals; however, I want to buy more rentals (get more depreciation and other expenses) as I do not like having taxable profits from my rentals.  Darn - I would be quite worried if I had a 100K tax loss unless I had hundreds of properties that were able to cash flow with this loss.     Thanks again 

Post: Deducting passive RE losses from nonbusines income (salary)

David V.Posted
  • Fernandina Beach, FL
  • Posts 46
  • Votes 8

Michael - are you saying that if a landlord (who actively manages the properties but most of his hours spent working is from his salaried job) who owns several properties lets say has a combined tax loss of $100,000 but earns $200,000 salary can deduct the whole $100,000 from his $200,000?  Seems too good to be true.  I thought that the loss will need to be carried forward to future years and applied when the landlord earns a taxable profit on his rental properties taxable income.  

Thanks 

Post: Deducting passive RE losses from nonbusines income (salary)

David V.Posted
  • Fernandina Beach, FL
  • Posts 46
  • Votes 8

Can I deduct passive RE losses from nonbusiness income??  I was not aware of this.  Is this true??? See section in bold/underlined below

Below is an article from the Washington Post

Tax change in coronavirus package overwhelmingly benefits millionaires, Congressional body finds

More than 80% of the benefits of a tax change tucked into the coronavirus relief package Congress passed last month will go to those who earn more than $1 million annually, according to a report by a nonpartisan congressional body expected to be released Tuesday.

The provision, inserted into the legislation by Senate Republicans, temporarily suspends a limitation on how much owners of businesses formed as "pass-through" entities can deduct against their nonbusiness income, such as capital gains, to reduce their tax liability. The limitation was created as part of the 2017 Republican tax law to offset other tax cuts to firms in that legislation.

Suspending the limitation will cost taxpayers about $90 billion in 2020 alone, part of a set of tax changes that will add close to $170 billion to the national deficit over the next 10 years, according to the Joint Committee on Taxation (JCT), the nonpartisan congressional body.

The provision has fueled criticism by congressional Democrats and some tax experts who have called it a giveaway to the wealthy and real estate investors, who frequently face large losses on their investments. Conservatives have said enacting the limitation was a mistake in the 2017 law and suspending it gives badly needed liquidity during the economic downturn caused by the coronavirus pandemic by reducing their tax obligations.

An analysis by the JCT found suspending the limit overwhelmingly benefits higher earners. About 82% of the benefits of the policy go to about 43,000 taxpayers who earn more than $1 million annually. Less than 3% of the benefits go to Americans earning less than $100,000 a year, the analysis found. The analysis included the impact of another tax change in the coronavirus relief legislation that allows firms to write off 100% rather than 80% of their losses, reversing another change in the 2017 tax law.

Hedge-fund investors and owners of real estate businesses are "far and away" the two prime beneficiaries of the change, said Steve Rosenthal, a tax expert at the Tax Policy Center, a nonpartisan think tank.

"It's a scandal for Republicans to loot American taxpayers in the midst of an economic and human tragedy," Sen. Sheldon Whitehouse, D-R.I., who requested the JCT analysis along with Rep. Lloyd Doggett, D-Tex., said in a statement. "Congress should repeal this rotten, un-American giveaway and use the revenue to help workers battling through this crisis."

Michael Zona, a spokesman for Senate Finance Chair Charles E. Grassley, R-Iowa, said in a statement that the coronavirus law "helps businesses keep the lights on and employees on payroll as much as possible to get through this crisis. Every senator criticizing this provision voted for this bipartisan bill, so their complaints about a law they helped write simply stink of partisan politics."

The $2 trillion coronavirus relief package Congress approved last month included hundreds of billions of dollars to increase unemployment insurance benefits, send $1,200 checks to tens of millions of American families, and provide immediate relief to small business nationwide.

It also included more than $500 billion in tax cuts, including a payroll tax holiday for employers and tax incentives for employers who keep workers on the payroll. Republicans used the must-pass legislation to make tax code changes they had sought for years, including returning to policies from the 2017 tax law. All Senate Democrats also voted for the legislation.

Under the 2017 legislation, owners of businesses formed as "pass-through" entities and partnerships could deduct a maximum of $250,000 (or $500,000 in the case of couples) in losses from their "nonbusiness" income. That change came with other measures aimed at lowering the tax obligations for these firms, including new deductions from their federal tax obligations.

But numerous conservative and right-leaning think tanks have said the measure was a mistake that makes it harder for businesses to adjust to years with high losses by preventing how much they can deduct in other years. Kyle Pomerleau, a tax expert at the right-leaning American Enterprise Institute, said the limit was one of the "poorly thought out" provisions in the 2017 law intended to reduce its deficit impact.

Under the coronavirus relief legislation, the limit was suspended, enabling wealthy investors to use millions in losses to reduce their tax burdens. The policy also applies retroactively so losses in 2018 and 2019 can be "carried back" against the past five years.

Post: Cash out refinance - Interest deductibility

David V.Posted
  • Fernandina Beach, FL
  • Posts 46
  • Votes 8

Thank you Joe and Whitney for your responses.  Very much appreciated.  Stay safe.

Post: Cash out refinance - Interest deductibility

David V.Posted
  • Fernandina Beach, FL
  • Posts 46
  • Votes 8

Quick question here.  If I do a cash-out refinance and use the extra funds above those used to pay off the original mortgage to purchase a new investment property is interest on the entire new loan deductible?  For example, If I have a property worth $250,000 with an $80,000 mortgage and do a cash-out refinance for $180,000, pay off the $80,000 and use the extra $100,000 to buy a new investment property (down payment) can I deduct the entire interest on the new loan of $180,000.  My understanding is that GENERALLY (I think there are other situations) I am only allowed to deduct interest if the proceeds are used to make improvements on the original property and cannot deduct the entire amount until the improvement are actually made.   I think this may be a timely topic given where rates are.  I would greatly appreciate any feedback and references to the tax code on this.  Also, not sure if any recent changes in the tax code affected this as well.

Post: For QBI - are 4 rental properties part of a combined business

David V.Posted
  • Fernandina Beach, FL
  • Posts 46
  • Votes 8

Single - but i will likely not combine this year but now that i know i can combine in future its a good option to consider then. Thanks for the advice 

Post: For QBI - are 4 rental properties part of a combined business

David V.Posted
  • Fernandina Beach, FL
  • Posts 46
  • Votes 8
Originally posted by @Michael Plaks:

@David V.

If you're married - you can ignore the whole combining business, based on your numbers. If single - then it can get trickier.

Yes, waiting is a reasonable (I'd say, wise) approach this year.

Once the election to combine is made, it cannot be revoked. But if you do not make this election for 2018, you can still combine later.