Every door on its own line.
Priced per door, in the open.
Schedule E by property, depreciation rebuilt where nobody ever set it up, the short-term rental rules applied honestly, and dealer-versus-investor decided on the facts. Prepared by an Enrolled Agent at $225 per rental property, published.
Depreciation you never claimed is not waiting inside the property for you. On sale, the IRS recaptures what you were allowed to take whether you took it or not. A short-term rental treated as active with no material-participation log is one of the fastest adjustments an examiner can write. And a flipper reported as an investor is a dealer in the agent's eyes: ordinary income, self-employment tax, no 1031.
How we fix it.
Door by door
Closing statements, current rent rolls, mortgage interest, insurance, HOA dues and last year's Schedule E for each property, uploaded to a secure client portal. No office visit required, anywhere in Florida or in the states your doors are actually in. Where a depreciation schedule was never built, we build it from the closing statement and the improvement history.
The classification call
Schedule E or Schedule C. Investor or dealer. Long-term or short-term. That decision drives self-employment tax, passive-loss treatment and the depreciable life, so it gets made on the facts before anything is keyed.
The return
Each property in its own column, 27.5-year residential or 39-year commercial, repairs separated from improvements, Form 4562 for depreciation and Form 8582 where losses are limited.
The next purchase
On Complete and above, a written plan before December: whether a cost-segregation study pays for itself, the 1031 timeline if a sale is coming, and whether the next door belongs in an entity.
Why us for rental owners and investors.
Enrolled Agent, enrolled to represent taxpayers before the IRS in all 50 states, alongside CPAs and attorneys.
Finance training: the math behind every recommendation we make.
The single-member LLC holding one rental is not an entity package.
An LLC with one member and no election is disregarded for federal tax. The rental stays on Schedule E inside your personal return, so you are on the $650 individual package plus $225 for the property, not the $2,850 entity package. A partnership or an S corp that genuinely files its own return is the entity package. We tell you which one you actually have before we quote it.
Short-term rentals — the seven-day average is only half the test.
An average guest stay of seven days or less takes the rental out of the automatic passive rule. Only material participation makes the loss active against other income, and that means hours logged as they happen, not reconstructed in April. A property run entirely by a management company rarely gets there, and claiming it did is the position an examiner is likeliest to disallow.
Dealer or investor, and why flippers should care first.
Property held for resale is inventory. The profit is ordinary income, it carries self-employment tax, there is no capital gain rate and no 1031 exchange. Property held to rent or to appreciate is a capital asset. Intent, frequency, how you financed it and how you marketed it decide, and the answer moves your bill more than any deduction on this page.
Pricing, on the page.
Published prices · Quoted in writing before any work startsHow it works: one annual fee, half paid at engagement and half before your return is filed. Everything past the package baseline is a published add-on at a fixed price, so nobody counts forms. Books, payroll and sales tax are the only monthly items, because they are the only monthly work. See the full grid and every add-on or start your intake.
One practitioner. Every file, personally led.
Cody is an Enrolled Agent with an MBA, a solo practitioner with a small support team, working out of Lakeland, Florida.
Every client engagement is led by Cody personally. The firm stays deliberately small so the work stays deliberately careful. The person who filed your return is the person who handles the IRS.
Common questions.
If yours isn't here, ask it on the intake — we read every one before the first call.
What does four rentals cost?
$650 for the Individual Essential package, plus $225 per property. Nothing is hand-priced and nobody counts forms. Complete, which adds quarterly estimates and a written plan before year end, is $2,150 with the same $225 per door on top.
Airbnb, VRBO or vacation rental income — Schedule C or Schedule E?
Schedule E for most hosts. Schedule C only when you provide substantial services during the stay, like daily housekeeping, meals or a front desk, and that brings self-employment tax with it. An average guest stay of seven days or less changes the passive-loss rule, not the schedule the income sits on, and a classic Saturday-to-Saturday vacation rental averaging exactly seven days is inside that test, not outside it.
Nobody ever set up depreciation on my rental.
We rebuild it from the closing statement, the land allocation and the improvement history. Missed depreciation is generally corrected with a Form 3115 change of accounting method rather than by amending old returns. Recapture on sale is computed on depreciation allowed or allowable, so skipping it never saved you anything.
I sold a property last year.
If you used a qualified intermediary, identified replacement property within 45 days and closed within 180, the deferral is reported on Form 8824. If you did not, we compute the gain, the unrecaptured depreciation taxed at up to 25%, and the state exposure, then plan the estimated payment so April is not a surprise.
Do I qualify as a real estate professional?
750 hours a year in real property trades or businesses, and more time there than in any other job, with a contemporaneous log. Most people holding a full-time W-2 do not qualify, whatever a seminar told them. We tell you on the numbers rather than after the examiner asks for the log.
Six doors across four states.
A non-resident return in each state that taxes the rental income, your resident return, and credits set up so the same income is not taxed twice. Florida does not tax personal income, so a Florida-domiciled landlord has no resident return to file and usually files only the states the doors are in. Each state beyond the first is a published $100, and each property is $225.
Related
- Individual tax preparationYour household return, one state and investment sales, from $650 a year.
- New Florida residentsThe part-year return for the state you left and the records that prove you moved.
- Trust and estate tax returnsForm 1041, 706 and 709, with a fixed fee quoted before work starts.
- CRNAs, NPs, locums and travel nursesW-2 or 1099, multi-state work and the entity question.
- Tax planningQuarterly estimates and a written plan before year end, while the moves still count.
Send the rent roll. We will price it per door.
Last year's return, the closing statements and a current rent roll. The package, the per-property add-on and the total come back on the first call.
Tell us about your properties.
A few questions, then pick a time for a free 15-minute call with Cody. Nothing starts until you sign an engagement letter.
Prefer to talk? Call (863) 370-8115 or Book a 15-minute call.
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