There are two scenarios:
Scenario 1. You buy and hold for rental. In this case, the cost of the house is depreciated over 27.5 years based on when it is placed in service. So if you buy a house December 2020, spend 6 months renovating it, and it's available to rent in June 2021, then depreciation does not begin until June 2021. No deduction for this house in 2020.
Scenario 2. You are a flipper. In this case, the house is treated as inventory. You get no deduction until you sell the house, in which case it is factored in to calculate your profit.
Example: buy a house December 2020 for $50k, put $70k in renovations into it over 6 months, sell for $200k in June 2021.
In this case, no deductions in 2020, profit in 2021 of $200 - 50 - 70 = $
I think it would be fine in this case, since they said they are a
real estate professional and the main activity of the business is
real estate. I'm guessing the scorp owns all the properties so this would be a business expense and reduce the distribution to the owners (hence their tax bracket). It's effectively just deferring the tax to the rental income and eventual sale/transfer. Most people wouldn't be able to do this since they aren't classified as
real estate professionals or own an active
real estate company, so the alternative would be the 1031 exchange or other deductions for them.
You still have a gross receipts B&O tax in Washington though correct ? So, its not completely tax free for business owners.
You would be correct. It is not completely tax free. Taxes will always get paid. Thank you for the input.