Real Estate Professional Status (REPS)
Unlock the rental losses your income keeps locking away.If you are a high earner, your rental loss probably does nothing — it is passive, suspended, and stuck until you sell. Real Estate Professional Status is the one exception that frees it against your W-2 and business income, with no $25,000 cap and no MAGI phase-out. This Blueprint shows you the two tests you must pass, the material-participation gate most people forget, the aggregation election, the spouse strategy, and the time log that survives an audit — and it comes with an Excel tool that logs your hours and runs every test on your own numbers.WHO THIS IS FOR· High-income landlords whose rental losses are fully suspended above $150k MAGI· Married couples where one spouse works in or could work full time in real estate· Investors with several rentals weighing the aggregation election· Owners who have heard of REPS but are not sure whether they actually qualifyWHAT'S INSIDEThe ebook — a 26-page, plain-English Blueprint (2026 edition) with six strategies:· The passive-loss problem REPS solves — why rentals are per-se passive and how REPS removes the label· The two quantitative tests — more than 50% of your work and at least 750 hours in real property trades· Material participation on the rental — the seven tests and why REPS alone is not enough· The aggregation election — combining all rentals into one activity under Reg. 1.469-9(g)· The spouse strategy — only one spouse must qualify, and how the hours actually combine· What counts, and how REPS is lost — qualifying hours, the documentation standard, and the audit battlegroundThe Excel tool — REPS Hours Log & Test Checker. Log your hours by activity and category and it runs every test on your own numbers — Test 1 (more than 50%), Test 2 (750 hours), and the 500-hour material-participation check — returning PASS or FAIL on each on the 2026 rules cited in the book.WHAT YOU'LL WALK AWAY ABLE TO DO· Know whether your rental loss is trapped and whether REPS would free it· Pass Test 1 and Test 2 — the more-than-50% and 750-hour tests — or know why you cannot· Clear material participation on the rental with the 500-hour safe harbor· File the aggregation election so all your rental hours count together· Use the spouse strategy and keep a time log that survives an auditFORMAT & DELIVERYInstant download. PDF ebook + Excel tool (.xlsx). Lifetime access and free updates.SAVE MORE WITH THE PACKThis title is part of the Real Estate Investor Pack — bundled at a steep discount ($449). Or get every Tax Confident guide with the All-Access Pass ($699).FAQIs this current? Yes — it uses 2026 rules: Section 469(c)(7), the more-than-50% and 750-hour tests, the seven material-participation tests with the 500-hour safe harbor, and the Reg. 1.469-9(g) aggregation election. These are statutory and do not inflate, but confirm no new court decisions or guidance before you file.Do I need special software? Any spreadsheet app that opens .xlsx (Excel, Google Sheets, Numbers). Just fill in the light-blue cells.Is this tax advice? No. It is educational and makes you a sharp, informed landlord. It does not replace your own preparer, and REPS is a heavily audited position.I have a full-time job — can I qualify? Usually not on your own, because a full-time job breaks the more-than-50% test. But if your spouse works in real estate, the spouse strategy may still free the loss on your joint return.Refunds? If it is not what you expected, reach out at hello@taxconfident.co. Disclaimer: This product is for educational purposes only and does not constitute tax, legal, or financial advice. Tax rules and thresholds change — consult a qualified tax professional regarding your specific situation.taxconfident.gumroad.com · hello@taxconfident.co
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