A deliberate, defensible sequence, not a shortcut.
Repsie combines attorney-led tax strategy with agent-led real estate execution. Here is the full methodology, step by step, with the substantiation built in.
Our objective is straightforward: work you as close to a zero tax liability as is legally appropriate for your specific situation, through compliant structures, documented participation, and accelerated depreciation, not loopholes or shortcuts.
Qualify one spouse as a Real Estate Professional
The strategy hinges on moving rental activity from passive to non-passive. Under the rules summarized in IRS Publication 925, that generally means one spouse spends more than 750 hours per year in real property trades or businesses, more than half of their total personal-services time in those activities, and materially participates in the rentals.
- Map a realistic path to 750+ documented hours
- Identify which spouse is best positioned to qualify
- Set up contemporaneous time logs from day one
Structure the entities correctly
Ownership and tax treatment are decided by structure. We work with our tax attorney partner to put the right vehicles in place, typically LLCs, a holding company, and attorney-drafted operating agreements, so the strategy holds together on paper and stands up under examination.
- LLC and holding-company architecture
- Operating agreements aligned to your goals
- Clean books and separation from personal finances
Acquire the right Utah properties
Not every property serves the strategy equally. We source Utah assets optimized for both depreciation potential and cash flow, balancing the tax objective against the long-term quality of the investment.
- Depreciation-and-cash-flow-optimized sourcing
- Local Utah market and condition expertise
- Acquisition timed to your tax year
Cost-segregate and accelerate depreciation
A cost segregation study breaks a building into components and reclassifies many of them into shorter recovery periods. That front-loads depreciation, and when your activity is non-passive, those accelerated deductions can offset W-2 income in the year you generate them.
- Engineering-based cost segregation study
- Accelerated and bonus depreciation where available
- Deductions applied against ordinary income when non-passive
Maintain compliance, every year
The strategy isn't a one-time event. Qualification, documentation, and reporting have to hold up year after year. We keep the structure current, the logs defensible, and the investment entity's return prepared in lockstep with the strategy we built, so what gets filed and what we designed are the same thing.
- Annual REPS re-qualification and logs
- Ongoing entity maintenance
- Preparation of the investment LLC's entity return
- Audit-ready substantiation maintained continuously
What working with us actually looks like.
Savings Estimator
Two minutes, nine questions to see whether the strategy could fit your numbers.
Strategy Call
A working session on your facts, goals, and constraints.
On-Ramp Package
Your plan: structure, timeline, and target economics.
Entity Setup
Attorney-drafted LLC, holding-company architecture, and operating agreements.
Property Acquisition
Agent-led sourcing and close on the right Utah asset.
Cost Seg, Tax Prep & Compliance
After closing, we coordinate a cost segregation study with an independent third-party engineering firm, then handle accelerated depreciation, investment-entity tax prep and filing, and ongoing annual maintenance, all under one roof.
See whether this sequence makes sense for your situation.
Start with the two-minute savings estimator. We'll give you an honest read before anyone gets on a call.