Your Real Estate Portfolio Deserves a CPA Who Thinks Like an Investor

Accelerate $100K-$500K in depreciation in Year 1

A cost segregation study reclassifies building components from 27.5- or 39-year property into 5-, 7-, and 15-year categories under IRC Section 168. The result: massive front-loaded depreciation that reduces taxable income immediately. We coordinate engineering-based studies through our partnership with Engineered Tax Services — one of the largest cost seg firms in the country. Every study is IRS-compliant, audit-defensible, and timed to maximize your current-year benefit.

Unlock unlimited rental loss deductions against W-2/1099 income

Under IRC Section 469(c)(7), taxpayers who qualify as Real Estate Professionals can treat rental activities as non-passive — meaning rental losses offset W-2, 1099, and business income without limitation. Qualification requires 750+ hours of material participation in real property trades or businesses and more than half of your total working hours. We build contemporaneous hour logs, structure activities properly, and ensure your REPS election survives IRS scrutiny.

Use short-term rental losses to offset active income — no REPS required

When a rental property has an average guest stay of 7 days or fewer, it is not treated as a "rental activity" under IRC Section 469. If the owner materially participates (100+ hours and more than anyone else), the losses become non-passive. Combined with cost segregation and bonus depreciation, this creates six-figure paper losses that offset W-2 and business income — without qualifying as a Real Estate Professional.

Defer capital gains on property sales with proper timing and identification

IRC Section 1031 allows you to defer capital gains and depreciation recapture when you exchange like-kind investment properties. But the rules are strict: 45 days to identify replacement properties, 180 days to close, and qualified intermediary requirements. We coordinate with your QI, ensure proper identification rules are met, track deferred gain and adjusted basis, and plan the exchange within your broader portfolio strategy.

The right structure for your portfolio — liability protection meets tax efficiency

Holding properties in the wrong entity costs money. A single-member LLC offers asset protection but no tax benefit. An S-Corp election on a management company can save 15.3% self-employment tax on management fees. Series LLCs, multi-member LLCs taxed as partnerships, and land trusts each serve different purposes. We design entity structures that balance liability protection, financing flexibility, and tax efficiency across your entire portfolio.

Capture the full 100% bonus depreciation — permanently restored by the One Big Beautiful Bill Act

The One Big Beautiful Bill Act (OBBBA) permanently restored 100% bonus depreciation for property acquired and placed in service after January 19, 2025, reversing the TCJA phase-down. If you are acquiring property or have never run a cost segregation study on existing holdings, now is the time to act — you can deduct 100% of reclassified components in Year 1 with no sunset date. We model the timing of acquisitions, cost seg studies, and placed-in-service dates to capture the maximum benefit.