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Can W2 Employees with a Single Rental Property Still Qualify for Sec 199A QBI Deduction?

I've been wondering if my situation still qualifies for the Section 199A qualified business income deduction. My spouse and I are both W2 employees with one rental property we've owned since 2021. We've been taking the Sec 199A QBI deduction for the past couple years, but we didn't claim safe harbor last year. When this deduction first became available in 2018, it seemed like the general understanding was that W2 earners who own a single rental property would qualify for the QBI deduction. But lately, I've been reading about the safe harbor requirements that mention a 250 documented hour minimum threshold. We use a property management company to handle our rental, but they don't track or document which specific days/hours they're spending working on our particular property or dealing with our tenants. I imagine most property managers don't provide that level of detailed documentation. I still believe we meet the "regularity and continuity coupled with the requirement to have a profit motive" criteria for the rental property. What's everyone else doing in similar situations? Are other small rental owners (with just 1-2 properties) still claiming the standard 199A deduction without the safe harbor, or are people giving up on claiming it altogether? One other thing to note - with depreciation, we're not actually seeing any immediate tax benefits right now. The QBI loss has just been accumulating over time.

Natalie Wang

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Has anyone had success claiming the Section 199A deduction with multiple properties under an LLC? I'm wondering if organizing my two rentals into an LLC would make qualifying any easier or provide better documentation for the "trade or business" requirement?

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Noah Torres

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I have three properties in an LLC, and my tax guy said it makes no difference for 199A qualification. The LLC might help with liability protection, but the IRS looks at the nature of your activities, not the legal structure. You still need to demonstrate regular and continuous involvement with a profit motive, whether you have an LLC or not.

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Amina Diallo

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I'm in a very similar situation - W2 employee with one rental property managed by a property management company. I've been claiming the 199A deduction for the past two years without safe harbor, and my tax preparer assured me it's legitimate as long as I can demonstrate business involvement. What I've been doing is keeping a simple spreadsheet tracking all my rental-related activities - reviewing monthly statements, approving repairs over certain amounts, annual lease renewals, researching local market rates, and even time spent learning about tax law changes that affect my rental business. It probably adds up to way more than 250 hours annually when you include all the decision-making and oversight activities. The key insight my CPA shared is that the safe harbor was created to provide certainty, not to be the exclusive path to qualification. Many established rental property owners were already qualifying under general business principles before the safe harbor even existed. I'd suggest documenting your ongoing involvement going forward - even if it's just a simple log of activities and time spent. The fact that you're actively researching these tax implications and making informed decisions about your rental business already demonstrates the kind of regular, continuous involvement the IRS is looking for.

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Alice Pierce

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According to IRS.gov and several tax professional forums I've researched, cycle codes follow a specific pattern: - First digit (0) = Processing year (2024) - Next two digits (60) = Week of the year - Last digit (1) = Day of the week (1=Friday, 2=Monday, 3=Tuesday, etc.) The technical documentation on IRS.gov states that Friday cycles (ending in 1) are typically weekly processing cycles, while daily cycles (ending in 2-5) process more frequently. If you're seeing a 0601 code, your return is being processed in the weekly batch from the 60th week of the fiscal year, which would put you in the current processing window. https://www.irs.gov/irm/part3/irm_03-012-003r has more details on this for those interested in the technical aspects.

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Thank you for sharing this detailed explanation! I've been trying to understand these codes for years and this is the clearest breakdown I've seen. Saving this for future reference!

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Elin Robinson

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I'm curious - does anyone know if there's a correlation between specific cycle codes and audit likelihood? I've heard rumors that certain processing centers or days of the week have higher examination rates, but I can't find any data to back that up. Anyone have insight on this?

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Based on my experience with cycle code 0601, it's actually a pretty standard processing cycle. I had the same code last year and my refund was deposited exactly 10 days after it appeared on my transcript. The fact that you're filing jointly for the first time might add a day or two for verification, but nothing major. I'd suggest checking your transcript every few days for the 846 code (refund issued) rather than stressing about the cycle code itself. The 3-week wait you've already experienced is typical for this time of year, especially with the volume they're processing. Hang in there - you should see movement soon!

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Lilly Curtis

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One thing to consider - if your employer offers any kind of tuition reimbursement program, that might be a better route than trying to deduct it yourself. My company reimburses CDL training costs if you stay with them for at least a year. Worth asking your HR department if they have something similar before going through the tax deduction headache!

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I actually did check with my company about this! Unfortunately, they only reimburse for CDL training if you go through their approved program, which wasn't available when I started. They have a new partnership now with a local school but it doesn't apply retroactively to the training I already completed. Wish I'd known before taking out the loan!

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Hey Ashley! I'm in a similar boat - got my CDL about 6 months ago and paid for the training myself. After reading through all these responses, I'd definitely recommend looking into the Lifetime Learning Credit that Oliver mentioned. I initially overlooked it because I thought it only applied to traditional college courses, but it turns out vocational training like CDL school can qualify too. The key thing I learned is that even though we can't deduct the training costs directly as W-2 employees (thanks to the 2018 tax law changes), the credit can still save you real money - up to 20% of qualified expenses. Since your training was $8,100, you could potentially get back up to $1,620 if you qualify income-wise. I'd suggest gathering all your CDL school documentation - receipts, loan statements, curriculum info - and either use one of those analysis tools people mentioned or talk to a tax professional who knows transportation industry stuff. Don't give up on getting some tax benefit from this investment!

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Dmitri Volkov

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dont get ur hopes up about updates. been stuck on the same message since february lmaoooo

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same boat fam... same boat 😭

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Arjun Kurti

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I had this exact same issue last week! The "daily limit" error is super frustrating when you know you only tried once. What worked for me was logging out of the IRS website completely (if you had it open), clearing all browser cookies for IRS.gov, then waiting about 30 minutes before trying the app again. The system seems to share login attempt counters between the website and app, so even having the website open in a browser tab can sometimes trigger this. Also make sure you're using the exact same credentials - any typos count as failed attempts too.

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Anna Xian

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This is super helpful! I didn't realize browser cookies could affect the app too. Definitely going to try the 30 minute wait trick - thanks for the detailed explanation! šŸ™

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Maya Diaz

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For your sister's situation, here's what the IRS told me when I called about my Scentsy 1099-MISC last year: If Line 3 is for prizes, awards, or incentive payments related to your sales activity, it still goes on Schedule C but on Line 6 (Other business income). This keeps it associated with your business but separates it from your main nonemployee compensation. The most important thing is to make sure your self-employment tax calculation only includes the Line 7 amount, not the Line 3 amount.

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Tami Morgan

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Does this change if you get a 1099-NEC instead of a 1099-MISC? My understanding is most companies switched to using 1099-NEC for nonemployee compensation but might still issue 1099-MISC for other types of payments.

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Maya Diaz

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Great question. If you get a 1099-NEC, that form is only for nonemployee compensation (what used to be on Line 7 of 1099-MISC). That amount always goes on Schedule C and is subject to self-employment tax. If you also get a 1099-MISC with Box 3 amounts, the reporting instructions I mentioned still apply. The IRS made this change in 2020 to separate the two types of payments, partly because they have different filing deadlines and tax treatments. So if you're getting both forms, the company is doing it correctly - using 1099-NEC for your regular business income and 1099-MISC for other payments like prizes or awards.

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Rami Samuels

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I'm a bit late to the discussion, but I want to add that this whole thing depends on WHAT the Line 3 payment actually is. I had a similar situation with my Tupperware business where Line 3 was for a referral bonus. In that specific case, my tax preparer put it on Schedule C but made sure to mark it as "not subject to self-employment tax" by making an adjustment on Schedule SE. She said different types of "other income" might be handled differently, so knowing exactly what the payment was for is crucial.

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This is confusing me more tbh. How do you mark something as "not subject to self-employment tax" on Schedule SE? I thought if income was on Schedule C, it automatically gets included in SE calculations?

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