The IRS allows you to deduct the cost of a residential rental building (excluding land) over 27.5 years. This creates a non-cash deduction each year — meaning you get a tax write-off without spending any money. A $300,000 building generates $10,909/year in depreciation deductions automatically.

Yes. Depreciation is based on the property's cost basis, not your equity. You can deduct the full depreciation amount regardless of how much you owe on the mortgage.

Depreciation taken during ownership is subject to recapture at a 25% rate when you sell. However, this can be deferred indefinitely using a 1031 exchange, or eliminated entirely if you hold the property until death and your heirs receive a step-up in basis.

You can catch up on all missed depreciation in a single year by filing IRS Form 3115 (Change in Accounting Method). This is a powerful strategy for landlords who have owned property for years without properly tracking depreciation.

No. Land does not wear out and cannot be depreciated. Only the building and improvements are depreciable. Properly allocating the land value (typically using the assessed value ratio from property tax records) is essential to maximizing your depreciation deduction.

Yes, if you itemize deductions. You can deduct interest on up to $750,000 of mortgage debt ($375,000 if married filing separately) on your primary residence and one second home. The deduction only makes sense if your total itemized deductions exceed the standard deduction ($30,000 for married filers in 2026).

Yes. Mortgage interest on a second home (vacation home or investment property used personally) is deductible on the same $750,000 combined limit. If the property is rented out, different rules apply and the deduction is taken on Schedule E.

Add up your mortgage interest, state and local taxes (up to $10,000), charitable contributions, and other itemizable expenses. If the total exceeds $15,750 (single) or $30,000 (married filing jointly) in 2026, itemizing saves you more money.

Only if the loan proceeds were used to buy, build, or substantially improve the home securing the loan. Home equity loans used for other purposes (paying off credit cards, vacations) are not deductible under current law.

Yes. Points paid on a mortgage to purchase your primary residence are generally deductible in the year paid. Points paid on a refinance must be deducted over the life of the loan.

Yes. If you use your car for business purposes, you can deduct either the standard mileage rate ($0.725/mile in 2026) or your actual vehicle expenses (gas, insurance, repairs, depreciation) multiplied by the business-use percentage. You must keep a mileage log documenting the date, destination, business purpose, and miles driven.

The IRS standard mileage rate for business driving is $0.725 per mile in 2026. This rate covers gas, insurance, maintenance, and depreciation. You can also deduct actual tolls and parking fees separately on top of the mileage rate.

No. Commuting from your home to your regular workplace is not deductible. However, if you have a qualifying home office, all trips from your home to client sites, meetings, or other business locations are deductible business miles.

Yes. The IRS requires contemporaneous records documenting the date, destination, business purpose, and miles driven for each business trip. Apps like MileIQ, Everlance, or even a simple spreadsheet work well. Reconstructed logs created at tax time are a significant audit risk.

Yes. An LLC can deduct vehicle expenses either through an accountable plan (reimbursing the owner for business miles) or by having the LLC own the vehicle directly. For heavy SUVs over 6,000 lbs GVWR, Section 179 and bonus depreciation can generate massive first-year write-offs.

A 1031 exchange allows you to sell an investment property and defer all capital gains taxes by reinvesting the proceeds into a like-kind replacement property. You must identify the replacement property within 45 days and close within 180 days, using a qualified intermediary to hold the funds.

Yes. Residential rental properties, commercial buildings, raw land, and even some types of personal property qualify. The property must be held for investment or business use — your primary residence does not qualify.

The deferred gain carries forward into the replacement property's adjusted basis. You can continue deferring it through a chain of 1031 exchanges. If you hold the property until death, heirs receive a step-up in basis and the deferred gain is eliminated entirely.

After selling your relinquished property, you have exactly 45 calendar days to identify up to three potential replacement properties in writing. Missing this deadline disqualifies the entire exchange and makes the full gain taxable immediately.

Yes — "like-kind" is broadly defined for real estate. You can exchange a single-family rental for a commercial building, raw land, or a multi-family property. The key is that both properties must be held for investment or business use.

Yes. An LLC can deduct ordinary and necessary travel expenses including airfare, hotels, rental cars, taxis, and 50% of meals when the travel is primarily for business purposes. The trip must take you away from your tax home overnight, and the primary purpose must be business.

Yes, with limitations. If the primary purpose of the trip is business, you can deduct all transportation costs (flights, rental car) even if you add personal days. However, hotel and meal costs are only deductible for the business days. Document the business purpose of each day carefully.

Deductible business travel expenses include airfare, train or bus tickets, rental cars, taxis and rideshares, hotel accommodations, 50% of meals, tips, laundry, and business calls. The travel must be away from your tax home overnight and primarily for business purposes.

Cruise ship conventions and seminars have a special $2,000/day limit under IRC §274(h). The ship must be a US-flagged vessel, all ports of call must be in the US or its possessions, and the convention must be directly related to your business. Documentation requirements are strict.

Your tax home is the city or general area where your principal place of business is located — not necessarily where you live. Travel expenses are only deductible when you travel away from your tax home. If you work remotely from a home office, your home is your tax home, making most business travel deductible.

A Simplified Employee Pension (SEP-IRA) is a retirement account for self-employed individuals and small business owners. It allows contributions of up to 25% of net self-employment income (after the SE tax deduction), with a maximum of $72,000 in 2026. Any self-employed person with net income can open a SEP-IRA.

A SEP-IRA can be opened and funded up to the tax filing deadline, including extensions. For a sole proprietor, this means you can open a SEP-IRA and make a 2026 contribution as late as October 15, 2027 (with an extension). This makes it the most flexible retirement plan for last-minute tax planning.

The SEP-IRA contribution limit is 25% of net self-employment income (after deducting half of self-employment tax), up to a maximum of $72,000 in 2026. For a freelancer with $100,000 in net income, the maximum SEP-IRA contribution is approximately $18,587.

For most self-employed individuals, a Solo 401(k) allows higher contributions because it includes both employee deferrals and employer contributions. A SEP-IRA is simpler to administer and can be opened after year-end. If you want maximum contributions and are willing to manage payroll, the Solo 401(k) wins. If simplicity is the priority, the SEP-IRA is excellent.

Yes. SEP-IRA contributions do not affect your ability to contribute to a Roth IRA (subject to income limits) or use the backdoor Roth strategy. However, having pre-tax SEP-IRA funds can complicate backdoor Roth conversions due to the pro-rata rule. Uncle Kam helps clients navigate this interaction.

Self-employed individuals can choose from a SEP-IRA (up to 25% of net self-employment income, max $72,000 in 2026), a Solo 401(k) (up to ~$70,000 plus $7,500 catch-up if over 50), a SIMPLE IRA, or a Defined Benefit Plan (which can shelter $100,000+ annually for high earners). The Solo 401(k) is typically the best option for most self-employed individuals because it allows both employee deferrals and employer contributions.

In 2026, a Solo 401(k) allows up to $24,500 as an employee deferral (plus $7,500 catch-up if over 50) plus up to 25% of net self-employment income as an employer contribution, for a combined maximum of approximately $70,000 ($77,500 with catch-up). This is significantly higher than a SEP-IRA for most income levels.

Generally no — you cannot contribute to both a Solo 401(k) and a SEP-IRA for the same self-employment income in the same year. However, you can have a Solo 401(k) for your self-employment income and participate in an employer's 401(k) at a day job, though combined employee deferrals across all plans are capped at $24,500 in 2026.

You must establish a Solo 401(k) by December 31 of the tax year to make employee deferrals for that year. Employer profit-sharing contributions can be made up to the tax filing deadline (including extensions). A SEP-IRA, by contrast, can be established and funded up to the tax filing deadline.

No — retirement contributions reduce income tax but not self-employment tax. SE tax is calculated on net self-employment income before retirement contributions. However, the deduction for half of SE tax reduces your AGI, which in turn reduces the base on which retirement contribution limits are calculated.

A home office must be used regularly and exclusively for business — a dedicated room or clearly defined space used only for work. A kitchen table where you occasionally work does not qualify. The space must be your principal place of business or where you meet clients.

No. The Tax Cuts and Jobs Act of 2017 eliminated the home office deduction for W-2 employees through 2025. Only self-employed individuals, freelancers, and business owners can currently claim the home office deduction.

You can deduct the business-use percentage of your internet bill. If your home office is 10% of your home's square footage, you can deduct 10% of your internet costs. If you use the internet exclusively for business (a separate business line), you can deduct 100%.

The simplified method allows you to deduct $5 per square foot of your home office, up to 300 square feet ($1,500 maximum). It is easier to calculate but often produces a smaller deduction than the actual expense method for most homeowners.

The home office deduction is not an automatic audit trigger. The IRS does scrutinize it, but a properly documented, legitimate home office is fully defensible. The key is the "exclusive use" requirement — the space must be used only for business, not as a guest room or general living area.

The Augusta Rule (IRC Section 280A(g)) allows homeowners to rent their personal residence for up to 14 days per year and receive the rental income completely tax-free — no reporting required on Schedule E. Business owners exploit this by renting their home to their own business for legitimate business meetings, retreats, or events. The business deducts the rental payment; the homeowner receives it tax-free.

The rental rate must be the fair market rate for comparable event space in your area — what a hotel or event venue would charge for a similar space. You should document the market rate with comparable venue quotes or rental listings. Charging an inflated rate is a red flag for the IRS. Typical rates range from $500 to $2,500/day depending on the size and location of the home.

You need: (1) a written rental agreement between you personally and your business, (2) a legitimate business purpose for each rental day (board meeting agenda, planning retreat notes, etc.), (3) evidence of fair market rental rate (comparable venue quotes), (4) a business check or ACH payment from the business to you personally, and (5) minutes or notes documenting the business activities conducted at the home.

No — the tax-free treatment only applies to the first 14 days of rental per year. If you rent your home to your business for more than 14 days, all rental income becomes taxable (reported on Schedule E), and you must allocate expenses between personal and rental use. The 14-day limit is absolute; exceeding it eliminates the tax-free benefit for the entire year.

Yes — the Augusta Rule works for any business structure (sole proprietorship, LLC, S-Corp, C-Corp). For S-Corp owners, the rental payment is a deductible business expense for the S-Corp and tax-free rental income for the shareholder. The strategy is particularly valuable for S-Corp owners because it moves money from the S-Corp (where it would be subject to income tax) to the owner (where it is tax-free under the 14-day rule).