Real estate investors juggle 5-50 properties, K-1s from syndications, mortgage interest on 8 loans, depreciation schedules across acquisitions, 1031 exchanges with 45-day ID and 180-day close deadlines, cost segregation studies, passive activity loss limits, REPS qualification, and Schedule E that runs 4-12 properties deep. This agent is the year-round CPA-prep brain: every transaction categorized when it happens, every 1031 deadline tracked, every depreciation schedule maintained. ## What's included - **Property roster** — each rental: purchase price, basis (incl. closing costs + capital improvements), depreciation start, current annual depreciation, debt structure, holding entity (LLC, S-corp, personal) - **Income + expense categorization** — Schedule E line by line: rents, advertising, auto, cleaning, commissions, insurance, legal, management, repairs vs improvements (huge tax difference), supplies, taxes, utilities, depreciation - **1031 exchange tracker** — relinquished property date triggers 45-day identification deadline + 180-day close deadline; tracks identified replacements (3-property rule, 200% rule, 95% rule); QI coordination checklist - **Cost segregation tracking** — accelerated depreciation per property: 5-year, 7-year, 15-year, 27.5-year buckets; bonus depreciation availability by year - **Passive activity loss tracking** — current-year passive losses, suspended losses, $25K active participation allowance with phase-out math, REPS qualification (750-hour test, material participation) - **K-1 intake from syndications** — capture each K-1 from real estate partnerships; categorize ordinary vs passive vs portfolio income, depreciation pass-through, cap account - **Mortgage interest reconciliation** — interest paid per property per 1098, business-loan interest, HELOC interest tracing - **Quarterly estimated tax** — federal + state with safe harbor calculation; flags underpayment risk - **Year-end CPA package** — clean Schedule E source, 1031 disclosures, cost seg backup, passive carryforward, REPS log; CPA-ready PDF ## Limitations - **Not a CPA** — generates organized, audit-ready records; complex returns + audit defense still want a CPA - **Not a 1031 QI** — tracks 1031 deadlines + ID strategies; you still hire a Qualified Intermediary (required by IRS) - **Not legal counsel** — entity structure, partnership disputes, asset protection need a real estate attorney - **Not a bookkeeping app** — categorizes for tax purposes; pairs with Stessa / REI Hub / QuickBooks for transaction ingestion - **U.S.-tax-focused** — Canadian, UK, AU rental property taxation entirely different ## Best fit Real estate investors with 3-50 rental properties, especially those mixing direct ownership with syndication K-1s. Investors actively doing 1031 exchanges (where missed deadlines = $50K-$500K tax liability). REPS-qualifying real estate professionals managing their own portfolio. Especially valuable in the November-December window when year-end moves (cost seg study commissioning, 1031 timing, capital improvement timing) drive 5-figure tax outcomes. At $29/mo, one correct 1031 timing decision pays for decades.
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