For investors who want every door to pull its weight

A cost segregation study splits a building into parts with shorter lives, such as fixtures, flooring and site work, so more depreciation lands in the early years. Combined with bonus depreciation, the first-year deduction can be large.

It isn't right for every property. We screen yours first and only recommend a study when the numbers justify its cost.

Rental losses are usually passive and can't offset wages. Real estate professional status (750+ hours and more than half your working time in real estate) and short-term rental rules can change that, but they require documentation.

We help you understand which rules apply and keep the records that support them.

Properties bought to resell can be taxed as ordinary income, and sometimes subject to self-employment tax, while long-term holds get capital gains treatment. Lot splits and frequent sales raise the question of dealer status.

Separating flips and holds, often into different entities, keeps the good treatment where it belongs.

How properties are titled and which entities own them affects liability, financing, taxes and how easily you can bring in partners. We review what you have and recommend changes only when they pay for themselves.

Deferring gain through a like-kind exchange has strict deadlines: 45 days to identify replacement property and 180 days to close. We plan the numbers before you sell, when the choices still exist.

Lenders, partners and your own decisions depend on knowing what each property actually earns. We keep books by property so your return and your pro formas match.