Advise RE, PC

02/16/2026

🚨 Selling a property with partners… and not everyone wants the same exit? 🚨

You’re sitting on a $1M gain and want to do a 1031 exchange…
…but your partners want to cash out or go a different direction.

Here’s the catch 👇
❌ You cannot 1031 exchange a partnership interest.
So what’s the move?

👉 The Drop & Swap strategy
In this video, Stephen Morris breaks down how partners can:
• Dissolve the partnership before the sale
• Convert ownership into Tenants in Common (TIC)
• Allow each partner to go their own way — potentially tax-deferred

⚠️ Warning:
Do this wrong (or last minute), and the IRS may blow up your exchange.
Timing, lenders, and insurance clauses matter a lot.

🎥 Watch the full breakdown on YouTube
🔗 https://youtu.be/T_hjLfsdeNI?si=XEboT0G6GmvD4XP5

TaxPlanning AdviseRE

02/12/2026

Buying apartments, hotels, retail, or office buildings?

Commercial loans are a whole different game 🏢📊

In our latest episode, Stephen Morris sits down with Kevin Wong of Quantum Capital Partners to break down how commercial real estate financing actually works—and why having the right broker can save you serious time, money, and stress.

We cover:
• How lenders really underwrite deals (NOI, DSCR, LTV)
• Why appraisals can make or break a deal
• The full timeline from offer to closing
• How to avoid costly surprises

🎥 Watch the full episode on YouTube
👉 https://youtu.be/q9VTzrReGKs
QuantumCapitalPartners

02/09/2026

🏠 Home Office Deduction: Do it right, or don’t do it at all.

The home office deduction is one of the most misunderstood tax strategies for business owners—and one of the easiest to mess up if you don’t know the rules.

In this video, Stephen Morris of AdviseRE breaks down:
✔️ What qualifies under IRS Code Section 280A
✔️ Direct vs. indirect expenses
✔️ What spaces do not qualify
✔️ How to document your deduction so it holds up under audit

If you work from home, store inventory, or run a business out of your house, this is required watching.
🎥 Watch here:
https://youtu.be/mFU8GfFESzw

Questions?
📩 [email protected]
🌐 www.adviseretax.com
IRSdeductions

02/02/2026

Dubai is “tax-free”… until you’re a U.S. citizen. 🇺🇸➡️🏙️

Zero income tax. Golden Visas. High rental yields.
Sounds like a dream—until the IRS wakes you up.

If you’re a U.S. citizen buying real estate abroad (yes, even in Dubai), the U.S. still taxes your worldwide income. And because there’s no U.S.–UAE tax treaty, many investors fall straight into compliance traps they never saw coming.

In this video, Stephen Morris breaks down:
• Why “tax-free” doesn’t mean tax-free for Americans
• Why foreign property uses 30-year ADS depreciation (not 27.5)
• FBAR vs Form 8938—when each one is triggered
• Why a Dubai Free Zone company can trigger Form 5471 + $10k penalties
• What happens when you sell (yes, capital gains still apply)

📺 Watch before you wire funds overseas:
👉 https://youtu.be/zPJdDcRVte4?si=IEyFn8sFj8A8i7_d
💡 Planning international investments? Structure it right before you buy.

GoldenVisa AdviseRE

01/29/2026

Buying apartments, hotels, retail, or office buildings?
Commercial loans are a whole different game 🏢📊
In our latest episode, Stephen Morris sits down with Kevin Wong of Quantum Capital Partners to break down how commercial real estate financing actually works—and why having the right broker can save you serious time, money, and stress.
We cover:
• How lenders really underwrite deals (NOI, DSCR, LTV)
• Why appraisals can make or break a deal
• The full timeline from offer to closing
• How to avoid costly surprises
🎥 Watch the full episode on YouTube
👉 https://youtu.be/q9VTzrReGKs
QuantumCapitalPartners

01/18/2026

To Group or Not to Group? That is the question. 🏠🤔

For Real Estate Professionals, making the Aggregation Election (IRC Section 469(c)(7)(A)) is often the secret to unlocking massive tax deductions. It allows you to combine all your rentals into one “activity” so you can easily meet the 500-hour material participation test.

BUT... if you are a Passive Investor (W-2 employee, doctor, tech exec), making this same election could be a huge mistake. 🚫

In this video, Stephen Morris breaks down the pros and cons of grouping your real estate activities. We explain why aggregating helps professionals but “traps” losses for passive investors when they sell a property.

In this video, we cover: ✅ The “Activity” Concept: How the IRS defines your rental business. ✅ For RE Pros: Why you almost always want to aggregate to hit your hours. ✅ For Passive Investors: Why aggregating traps your suspended losses (and prevents you from deducting them when you sell). ✅ The “Disposition” Rule: Why you can’t unlock losses until you sell the entire group.

💡 Not sure if your CPA checked the box? This election is binding! Contact Advise RE to review your return before you file.

👇 Connect with Advise RE: 🌐 Website: https://www.adviseretax.com 💼 Services: Tax Planning, Real Estate Consulting

01/13/2026

Can you deduct the value of a roof you replaced — even though it was part of the original building?

If you’ve owned a property for years and recently replaced a major structural component like a roof, foundation, or load-bearing walls, you may still be depreciating an asset that no longer exists. That’s what’s often referred to as a “ghost asset.”

In this video, Stephen Morris explains how partial asset retirements work under Treasury Regulation 1.168(i)-8, and when real estate owners can deduct the remaining basis of a retired building component while continuing to depreciate the new one.

We cover:

✨What a partial asset retirement is and when it applies
✨How to retire a portion of a building without disposing of the entire property
✨How the Producer Price Index (PPI) is used to value the retired component
✨Why this election must be made in the year of replacement
✨How this strategy differs from cost segregation studies
✨This is a timing-sensitive tax strategy that must be handled correctly on the original tax return. Unlike cost segregation, it generally cannot be fixed later through an accounting method change.

If you’re planning a substantial renovation or recently completed one, understanding the tax treatment before filing could significantly impact your outcome.

👉 Learn more or contact Advise RE:
🌐 https://www.adviseretax.com
🔔 Like, subscribe, and turn on notifications for more real estate tax planning and investment strategies.

01/12/2026

{ SAVE THIS VIDEO }
Are you stuck with one rental property because you’ve run out of cash? 🏦🚫

Most beginner investors hit a wall: they save up, buy one deal, and then have to wait years to buy the next one. The solution? Raising Capital.

In this video, Stephen Morris explains why scaling your portfolio requires moving from “using your own money” to “syndication.” We break down the massive benefits (acquisition fees, equity splits, scaling velocity) but also the very real challenges—like the infamous “Chicken and Egg” problem of finding a deal before you have the cash. 🐣

We cover: 🚀 Why Raise Capital? Would you rather own 100% of nothing or 30% of a massive deal? 🏗️ The “Chicken & Egg” Problem: How do you get a deal under contract without the money in the bank? (And how market cycles affect this). 🤝 One vs. Many Investors: The pros and cons of having one “Whale” investor vs. ten smaller ones (hint: it’s like herding cats 🐈). ⚖️ The Legal Risks: Why you need a securities attorney and a fiduciary mindset to stay out of jail.

If you’re ready to level up from a landlord to a Syndicator, this video is your roadmap.

💡 Ready to structure your first capital raise? You need the right tax and legal team in place BEFORE you take a single dollar. Contact Advise RE to get started.

👇 Connect with Advise RE:
🌐 Website: https://www.adviseretax.com
💼 Services: Tax Planning, Real Estate Consulting, Syndication Structuring

09/28/2023

https://adviseretax.com/blog/always-ask-why-a-lesson-on-principled-negotiations

This time around, we’re going to shift gears a bit and talk about the most annoying thing every real estate deal maker encounters at least once in their lives, either as the aggressor or the victim. That thing is of course the dreaded “re-trade,” which also known as a renegotiation or a re-neg...

07/26/2023

https://adviseretax.com/blog/what-is-a-real-estate-professional-under-the-internal-revenue-code

This week we’ll dive into some more technical areas of real estate tax law. As you may know, real estate taxation is mostly governed around court cases and a mish mash of revenue rulings, regulations, and other common/best practices. However, one area of tax law actually is statutory (an actual la...

06/28/2023

https://adviseretax.com/blog/the-risks-property-owners-take

Today I wanted to address an issue that is near and dear to my heart. I’ve been in the real estate world as of the time of this writing for close to 19 years and an owner and developer for nearly 10 years. As a native to Los Angeles, I’ve seen this city change from good, to great, to now a mixed...

06/23/2023

https://adviseretax.com/blog/navigating-the-tax-waters-foreign-investment-in-us-partnerships-amp-tax-filing-requirements

The United States, with its dynamic and vast economy, presents a lucrative investment avenue for international players. Partnerships, due to their adaptability and flexibility, often become the go-to investment vehicle. However, it's important to understand the U.S. tax obligations associated with s