I'm dealing with a very similar situation right now with my father's property that I purchased through the Family Opportunity Mortgage program about 2 years ago. One thing I learned from my tax advisor that might help you is to start gathering all your documentation now, especially any improvement receipts and maintenance records. Since you mentioned your mom pays what she can each month, make sure you're properly documenting this as rental income on your taxes if you haven't already. The IRS expects consistency in how you treat the property - if you've been claiming it as a rental (which it technically is since she pays you rent), that actually supports the position that it's an investment property rather than a personal residence. Also, don't forget about depreciation recapture when you sell. If you've been taking depreciation deductions on the property as a rental, you'll need to pay that back at a 25% rate on top of any capital gains. Your timeline of selling next year gives you time to plan for this tax hit - maybe consider spreading the sale across tax years if possible or timing it with other losses to offset the gains. The medical care angle for your mom's move to assisted living is interesting, but as others mentioned, it typically needs to apply to the property owner (you) rather than the resident. Worth exploring with a tax professional though!

I'm in almost the exact same boat with my grandmother's property! Bought it through Family Opportunity Mortgage 2.5 years ago, she's been living there, and now we're looking at assisted living too. One thing I learned from my CPA that might help - make sure you're tracking ANY money you've put into the property beyond the purchase price. I was surprised to learn that even things like the initial utility hookups, property taxes you paid at closing, and title insurance can be added to your cost basis. Every little bit helps reduce that taxable gain. Also, since you mentioned your timeline is next year, you might want to consider the timing within that year. If you have other investments with losses, you could potentially harvest those losses in the same tax year to offset some of the capital gains from the house sale. Just something to think about as you plan the timing. The assisted living transition is tough emotionally and financially. Hang in there - you're doing a great thing for your mom even though the tax situation is complicated.

One thing nobody's mentioned - consider structuring the gift as a loan initially, with forgiveness of a portion each year equal to the annual exclusion amount. This can be a legal way to transfer large sums while avoiding gift tax.

I want to emphasize something important that was briefly mentioned but deserves more attention - the Form 3520 reporting requirement. Even though you won't owe any gift tax as the recipient, if you receive more than $100,000 from a foreign person (which includes non-resident aliens) in a tax year, you're required to file Form 3520 with your tax return. This is purely informational reporting - no tax is owed - but the penalties for not filing can be severe (up to 35% of the gift amount). Since your uncle is transferring $100k-$200k, this will definitely apply to your situation. Also, regarding the bank reporting mentioned earlier, make sure to give your bank a heads up about the incoming transfer. I'd recommend preparing a simple gift letter stating the relationship, that it's a gift with no expectation of repayment, and the source of funds. This helps avoid any holds or complications with the transfer. The good news is that the core advice here is correct - as a non-resident alien gifting intangible property from a U.S. bank account, your uncle shouldn't owe U.S. gift tax on the transfer. Just make sure you handle the recipient reporting requirements properly.

Has anyone used TurboTax for reporting sports betting? I'm wondering if the regular version handles this or if I need to upgrade to their premium version.

Just to add another perspective on the record-keeping aspect that others have mentioned - the IRS expects you to maintain detailed records of ALL your gambling activity, not just the summary from your betting platform. This means keeping track of each individual bet, the date, amount wagered, outcome, and winnings/losses for each session. I learned this the hard way when I got audited two years ago. Having just the year-end summary from DraftKings wasn't enough - they wanted to see my actual betting history. Now I keep a simple spreadsheet with every bet logged. It's tedious but absolutely necessary if you want to properly claim your losses as deductions. Also worth noting - if you received any promotional credits or free bets that resulted in winnings, those winnings are still taxable income even though you didn't technically risk your own money for that particular bet.

I think there's some confusion here about amended return direct deposits. The IRS officially began allowing direct deposits for amended returns in August 2020, but implementation has been inconsistent. What many people don't realize is that the payment method depends on how you filed the amendment - Form 1040-X through e-file can receive direct deposit, but paper 1040-X submissions almost always result in paper checks regardless of providing banking information.

I'm dealing with a similar situation right now! Filed my amended 2023 return electronically three weeks ago for some missing 1099-INT income. Like you, I was surprised they asked for direct deposit info this time - definitely wasn't an option when I amended my 2021 return. From what I've gathered lurking in tax forums, the direct deposit for amended returns seems to be working more reliably now, but it's still not 100% guaranteed. The fact that they're asking for banking info is definitely a good sign though! One thing I learned is that you can check your IRS account transcript online to see if there's an 846 code when your refund gets processed - that will tell you the payment method. Planning to check mine religiously once it hits the 12-week mark. Fingers crossed we both get the convenience of direct deposit instead of waiting for snail mail! 🤞

Welcome to the landlord life! I've been renting out rooms in my house for about 3 years now and the tax benefits are definitely one of the best parts. For your $22k bathroom renovation, since it's used by all tenants as a common area, you'll want to calculate what percentage of your home is used for rental purposes. Don't just count rooms - measure the actual square footage! Include the rental bedrooms plus their proportional share of common areas (hallways, kitchen, living room, that bathroom you're renovating, etc.). This usually gives you a much better percentage than just dividing by number of rooms. One thing to consider with such a large renovation: see if any portions can be classified as repairs rather than improvements. For example, if you're replacing a broken toilet with a similar one, that's a repair (immediate deduction). But if you're upgrading to a luxury model, that's an improvement (depreciated over 27.5 years). A good tax pro can help you maximize what qualifies as repairs. Also don't forget about all the smaller deductible expenses that add up: advertising for tenants, background check fees, supplies, even a portion of your utilities and insurance. The mileage for all those Home Depot trips will add up too at 67 cents per mile! The rental property tax game has a learning curve but it's worth mastering. Good luck with your renovation!

As someone who's been through a similar situation, I'd strongly recommend getting professional help for a renovation this large. The $22k bathroom project will have significant tax implications that are worth optimizing properly. A few key points to consider: **Allocation Method Matters**: Don't just use the simple room count method (2 rental rooms out of 5 = 40%). Calculate actual square footage including your tenants' proportional use of common areas. This often results in a higher deductible percentage. **Timing Strategy**: Since you're planning the renovation, you have the opportunity to structure it tax-efficiently. Consider doing any legitimate repairs (fixing broken fixtures, addressing damage) before cosmetic upgrades. Repairs can be fully deducted in the current tax year, while improvements must be depreciated over 27.5 years. **Documentation is Key**: Keep detailed records of everything - receipts, photos of existing conditions, contractor invoices. Proper documentation will support your tax positions if ever questioned. **Consider Professional Consultation**: With a $22k project plus ongoing rental income, the cost of a tax professional who specializes in rental properties will likely pay for itself through optimized deductions and proper structuring. Also remember that landlord expenses extend beyond just the big renovation - maintenance supplies, advertising costs, mileage for property-related trips, and proportional utilities all add up throughout the year.