Mobile home park investing has a cost segregation edge most real estate investors never see. On most manufactured housing communities the operator owns the land and the residents own their homes, so nearly the whole purchase price sits in roads, utility lines, pads, and site work instead of a 27.5 year building. Run an engineering-based cost segregation study on that and 40 to 80 percent of the purchase price can land in 15-year land improvements that qualify for 100% bonus depreciation in year one. David Wiener, Mr. Cash Flow, sits down with Leo Young, founder and managing partner of Cornell Communities, an operator of more than 500 pads across eight states, to walk through what a cost seg study finds on a park, what changed when the One Big Beautiful Bill Act made 100 percent bonus depreciation permanent, when to order the study, what the engineer needs on site, and a real acquisition where a $1.05 million park produced close to $800,000 in accelerated depreciation.

Built for the real estate investor who has passed on manufactured housing because it looked small next to an apartment complex, the passive investor weighing an operator's deal and the K-1 that comes with it, and the business owner or tax professional who wants to see exactly where the depreciation comes from on a land-heavy asset.

WHAT YOU WILL LEARN

Why mobile home parks beat apartment buildings on cost segregation: land improvements, not a 27.5 year structure

What a cost segregation study finds on a manufactured housing community: roads, utilities, pads, fencing, signage, and how park-owned homes push the number toward 80 percent

100% bonus depreciation under the One Big Beautiful Bill Act, and why the placed-in-service date controls, not the date of the study

When to commission the study, what to hand the engineer, and why septic tanks and buried water lines need an on-site walkthrough with your contact

How to vet an operator before you invest: why the jockey matters more than the horse, and the recourse and exit questions to ask

CHAPTERS

Nothing in this episode is tax advice for your situation. Your numbers are your numbers and they need a professional who knows them. Tax evasion is a crime, but tax avoidance is mandatory.

Your host: David Wiener, "Mr. Cash Flow"

https://davidhwiener.com

[email protected]

770-224-8504x2

Schedule a conversation or free consultation at

https://calendly.com/david-wiener/initial-consultation

Subscribe to The Tax Strategy Playbook Podcast Channel:

https://www.youtube.com/@TaxStrategyPlaybookPodcast/?sub_confirmation=1

Get updates, special episodes and live streams, and free resources on the latest tax strategies:

https://www.taxstrategyplaybook.com/newsletter/

#CostSegregation #MobileHomeParkInvesting #BonusDepreciation #RealEstateInvesting #TaxStrategyPlaybook

Took a COVID EIDL loan and have not thought about it in years? Check your status today. In late March the SBA moved hundreds of thousands of non-performing EIDL and PPP loans to the Treasury Department for enhanced collection, the hardship payment plans ended, and an EIDL loan default now gets collected like any other federal debt. The Treasury Offset Program can take your tax refund, administrative wage garnishment can take up to 15 percent of your paycheck, and a collection fee of roughly 30 percent gets added to the balance. No lawsuit, no day in court. In this episode of The Tax Strategy Playbook, David Wiener, Mr. Cash Flow, sits down with Phillip Zagotti, JD and CPA, founder of North Star Law Firm in Houston, to walk through what happens after an SBA loan default: who actually signed a personal guarantee, what the $25,000, $200,000 and $500,000 thresholds mean, why closing your business does not make the debt disappear, the 1099-C cancellation of debt surprise that follows EIDL loan forgiveness, the SBA offer in compromise window, and why Subchapter V bankruptcy may still be on the table even when the business is gone.

This one is for the business owner who took an EIDL loan during COVID and assumed it was forgotten, the real estate investor whose operating company or rental business carried one, and the CPAs, EAs, and tax professionals who are about to get the call when a client's refund does not show up.

Phillip Zagotti, JD and CPA, founder of North Star Law Firm, Houston. Admitted to the U.S. Tax Court, federal courts in Texas, and the California State Bar. His contact information is in the show notes at https://www.taxstrategyplaybook.com

Nothing in this episode is tax or legal advice for your situation. Your facts are your facts and they need a professional who knows them.

Your host: David Wiener, "Mr. Cash Flow"

https://davidhwiener.com

[email protected]

770-224-8504x2

Schedule a conversation or free consultation at

https://calendly.com/david-wiener/initial-consultation

Subscribe to The Tax Strategy Playbook Podcast Channel:

https://www.youtube.com/@TaxStrategyPlaybookPodcast/?sub_confirmation=1

Get updates, special episodes and live streams, and free resources on the latest tax strategies:

https://www.taxstrategyplaybook.com/newsletter/

#EIDLLoan #EIDLDefault #SBALoan #TreasuryOffset #WageGarnishment #EIDLForgiveness #SmallBusiness #TaxStrategy #TaxStrategyPlaybook

Bought your rental years ago and never had a cost segregation study done? You did not miss your window. There is a four-page IRS form, Form 3115, that lets you catch up every dollar of depreciation you should have taken since the day the property was placed in service, all on one current return, with no amended returns at all.

In this episode of The Tax Strategy Playbook, David Wiener, Mr. Cash Flow, breaks down the cost segregation look back study, the Section 481(a) catch-up adjustment, why the three-year amended return clock does not apply to a change in accounting method, how bonus depreciation rates are locked in by the year your property went into service, and how to tell whether the catch-up is cash in your pocket this year or a suspended passive loss that waits.

Your host: David Wiener, "Mr. Cash Flow"

https://davidhwiener.com

[email protected]

770-224-8504x2

Schedule a conversation or free consultation at

https://calendly.com/david-wiener/initial-consultation

Subscribe to The Tax Strategy Playbook Podcast Channel:

https://www.youtube.com/@TaxStrategyPlaybookPodcast/?sub_confirmation=1

Get updates, special episodes and live streams, and free resources on the latest tax strategies:

https://www.taxstrategyplaybook.com/newsletter/

#CostSegregation #Form3115 #RealEstateTax #BonusDepreciation #RentalProperty #TaxStrategy #RealEstateInvesting #DepreciationDeduction #TaxStrategyPlaybook

A self-directed IRA lets you use old retirement money to buy real estate, fund private loans, and invest in businesses, tax deferred or even tax free. Most investors have never been told this account exists. That old 401(k) from a job you left years ago? It could be working a lot harder for you.

In this episode of The Tax Strategy Playbook, I sit down with Daniel Tercey, senior account executive at Directed IRA, to walk through the whole roadmap in plain English. You'll learn what "self-directed" actually means (it's a marketing term, and it applies to traditional and Roth accounts alike), how a rollover from an old 401(k) really works, and why real estate investors love checkbook control through an IRA LLC.

Then we get into the rules that can blow up the whole tax advantage. Daniel names the seven disqualified persons you can never transact with, explains why fixing your own rental's leaky faucet counts as a prohibited transaction, and tells the story of a client who called his son a "business partner" and learned that lesson the hard way. We also break down UBIT and UDFI without the jargon, including why a solo 401(k) sidesteps UDFI entirely and how depreciation and cost segregation fit in when your IRA buys property with a non-recourse loan.

You'll hear real examples too: a 56-year-old running wholesale deals through a solo 401(k) so he can pull the profits out tax free in retirement, a group of Georgia investors who formed their own private lending bank from their retirement accounts, and a pilot whose Roth IRA bought a plane. We also dig into private money lending, why Daniel calls it the gateway drug of self-directed investing, and how to structure a note so your custodian can actually tell when it's in default. The episode closes with a five-step playbook for opening and funding your first self-directed IRA the right way.

⏱️ CHAPTERS

00:00 [Add chapters after upload]

Know a real estate investor or business owner with an old 401(k) collecting dust? Send them this episode. It might be the most profitable thing they watch all year.

Subscribe to the newsletter for free resources, including my 2026 tax planning guide and a check sheet for every episode: https://www.taxstrategyplaybook.com/newsletter

And if this opened your eyes to money you didn't know you could use, share it with one investor or business owner who needs to see it.

Connect with Daniel Tercey at Directed IRA: https://directedira.com

Full show notes: https://www.taxstrategyplaybook.com

#SelfDirectedIRA #RealEstateInvesting #TaxStrategy #RetirementPlanning

Can a cost segregation study rescue a bad real estate deal? No. But cost segregation can turn a marginal rental property into a genuinely good one for the right investor, and this episode shows exactly where that line sits, with real numbers.

It started with a Reddit post: close on the deal, do a cost seg study, and let the depreciation bail you out. Hundreds of upvotes. It's wrong, and believing it can cost you real money. David Wiener, Mr. Cashflow, breaks down what a cost seg study actually does, who can use the losses it creates, and the bill that shows up later that nobody online mentions.

What's covered:

Why cost segregation is a timing tool, not free money. It moves write-offs you were always going to get from year 15 up into year one. Useful, yes. The same as creating value, no.

How 100% bonus depreciation changed the math, and why a 27.5-year versus a 39-year depreciation schedule catches short-term rental owners off guard.

Depreciation recapture, the part that never makes the Reddit thread. Building write-offs come back at a rate capped around 25%. The pieces a study carves out come back at ordinary income rates as high as 37%, plus net investment income tax in some cases.

Passive loss rules. By default these losses get parked until you have rental income to offset or you sell. Two ways to use them now: qualifying as a real estate professional, or the short-term rental rules for properties with an average stay of seven days or less that you actively run.

A full worked example on a $500,000 short-term rental. $100,000 land, $400,000 building, a study that finds 25%, roughly $97,000 of extra year-one write-off and about $36,000 in tax savings at the top bracket. Same study, two deals. On a marginal property it flips an $8,000 annual loss into roughly $28,000 in your pocket. On a property bleeding $40,000 a year, you're still underwater, and by year two the cushion is gone.

The five-step test to run before you sign a contract, including the zero benefit question that settles it in ten minutes.

Cost segregation studies referenced here are engineering-based and delivered through CSSI.

⏱️ CHAPTERS

00:00 [Add chapters after upload]

Want to know whether a specific property belongs in the cost seg pile or the walk-away pile? I'll run a no-cost preliminary analysis on any property you own or are considering. No obligation, no pitch, and if a study won't pay for itself, I'll tell you that.

Book a time: https://calendly.com/david-wiener/cs

Or call 720-224-8504, option two.

Know an investor three tabs deep into a Reddit thread talking themselves into a marginal deal? Send them this one.

Free breakdowns like this in your inbox, plus playbook notes for every episode and my 2026 tax planning guide: https://www.taxstrategyplaybook.com/newsletter

More from the show: https://www.taxstrategyplaybook.com

If it was useful, pass it to one investor or business owner underwriting a deal right now.

#CostSegregation #RealEstateInvesting #TaxStrategy #ShortTermRental #BonusDepreciation

A cost segregation audit isn't an accusation — it's a request for proof. Here's the IRS's own checklist (Pub. 5653) so your study passes every time.

David Wiener breaks down the IRS Cost Segregation Audit Techniques Guide (Publication 5653) and the 13 elements examiners use to evaluate every study. You'll see exactly what an information document request looks like and why accuracy-related penalties can turn a saved deduction into a five-figure loss.

What you'll learn:
• Why cost segregation studies draw a second look (and why a $20K-to-$300K swing isn't the red flag people assume)
• The IRS's own 13 elements of a quality cost segregation study
• The exact 5 documents that turn an IDR into a formality, not a fight
• What happens when a study can't hold up: reclassification, deferred tax, and a 20% accuracy-related penalty
• Your taxpayer rights during an audit, including representation and IRS appeals

Chapters:
0:00 Intro – The Letter Every Investor Fears
0:45 Why Cost Segregation Studies Draw IRS Attention
2:18 IRS Audit Techniques Guide (Publication 5653) Explained
3:16 The 13 Elements of a Quality Cost Segregation Study
4:37 What an IRS Examiner Actually Checks First
6:42 The 5 Documents That Turn an Audit Into a Formality
8:45 Inside an IRS Cost Segregation Audit, Step by Step
11:07 The 20% Accuracy-Related Penalty Explained
12:33 Investor A vs Investor B: Same Deduction, Opposite Outcomes
16:43 3 Steps to Pass a Cost Segregation Audit Before It Happens
19:01 Anatomy of a Losing Cost Segregation Study
21:56 Listener Q&A: Does Cost Seg Increase Audit Risk?

Your host: David Wiener, "Mr. Cash Flow"
📧 [email protected]
📞 770-224-8504 ext. 2

Schedule a conversation or free consultation:
https://calendly.com/david-wiener/initial-consultation

Subscribe to The Tax Strategy Playbook Podcast Channel:
https://www.youtube.com/@TaxStrategyPlaybookPodcast/?sub_confirmation=1

Get updates, special episodes, live streams, and free tax strategy resources:
https://www.taxstrategyplaybook.com/newsletter/

#CostSegregationAudit #IRSAudit #TaxStrategyPlaybook #RealEstateInvesting #CostSegregation

The conversation explores the critical role of tax strategy in investment decisions, emphasizing the importance of tax mitigation and exit planning. It delves into the distinction between planning for taxes and reacting to taxes, highlighting the impact of tax strategy on long-term wealth. Additionally, it discusses cost segregation, 1031 exchanges, challenges, and the use of Delaware Statutory Trusts (DSTs) as an alternative option. The conversation covers various real estate investment options, including DST, 1031 exchange, and opportunity zones. It delves into the comparison of these options, the understanding of opportunity zones, and the exploration of alternative strategies. It also discusses customized tax planning, practical steps for tax planning, mindset shift in tax planning, actionable steps for tax planning, and finding expert advice.

Takeaways

• Tax strategy shapes investment decisions
• Planning for taxes is crucial for long-term wealth Real estate investment options vary in terms of tax benefits and investment strategies.
• Understanding the differences between DST, 1031 exchange, and opportunity zones is crucial for informed decision-making.

Chapters

• 00:00 Tax Strategy and Investment Decisions
• 02:14 Tax Mitigation and Exit Planning
• 03:05 Planning for Taxes vs. Reacting to Taxes
• 05:10 Long-Term Wealth and Tax Strategy
• 06:39 Cost Segregation and Cash Flow Maximization
• 09:09 1031 Exchanges and Strategic Moves
• 12:18 Challenges of 1031 Exchanges
• 14:59 Pivoting and Changing Plans
• 17:24 Delaware Statutory Trusts (DSTs)
• 24:09 Real Estate Investment Options
• 25:12 Comparing Investment Options
• 25:27 Understanding Opportunity Zones
• 29:18 Exploring Alternative Strategies
• 35:04 Customized Tax Planning
• 39:08 Practical Steps for Tax Planning
• 43:51 Mindset Shift in Tax Planning
• 44:44 Actionable Steps for Tax Planning
• 46:15 Finding Expert Advice

Got an unopened IRS letter in a drawer? Tax attorney Jason Wiggam breaks down exactly what to do when you owe the IRS and can't pay.

We cover the first 3 things to do after any IRS notice, how installment agreements and offers in compromise actually work, when currently not collectible status makes sense, and why bankruptcy can sometimes wipe out tax debt. Jason Wiggam, founding partner of Wiggam Law in Atlanta, has helped hundreds of individuals and businesses resolve IRS and state tax debt without panic or shame.

What you'll learn in this episode:

- Why tax trouble happens to smart, successful people, not just "reckless" ones

- The exact documents to gather before your first call with a tax attorney

- How the IRS decides between an installment agreement, currently not collectible status, or an offer in compromise

- Why only 15% of offers in compromise get accepted, and how to know if you'd qualify

- Whether bankruptcy can legally discharge income tax debt

- The 4-step Tax Strategy Playbook for going from IRS notice to full resolution

If you're a real estate investor, business owner, or self-employed professional worried about an IRS letter, audit, or tax debt, this episode gives you a clear, no-shame plan.

0:00 Intro: What to Do When You Get an IRS Letter

2:17 Meet Jason Wiggam, Atlanta Tax Resolution Attorney

4:37 Who Really Ends Up in IRS Tax Trouble

7:21 Common Pathways Into IRS Tax Debt and Audits

8:59 The Danger of TikTok Tax Hacks and Bad Advice

11:48 Step 1: Open Your IRS Notice — Don't Ignore It

14:37 Documents to Gather Before Calling a Tax Attorney

18:04 IRS Installment Agreements: Full Pay vs Partial Pay

21:19 Currently Not Collectible Status Explained

22:53 Offer in Compromise: When It's Real vs Wishful Thinking

28:19 IRS Audits, Appeals, and US Tax Court

30:16 Should a CPA or Tax Attorney Handle Your Audit

35:08 Habits to Stay Off the IRS's Radar

38:15 Will You Go to Jail for Owing the IRS? (No)

40:20 The 4-Step Tax Resolution Playbook

44:06 Where to Reach Jason Wiggam / Wiggam Law

🎙️ Listen to the full podcast: https://taxstrategyplaybook.com

📩 Get the free Tax Strategy Playbook newsletter: http://taxstrategyplaybook.com/newsletter

💰 Book a free cost segregation consultation: https://calendly.com/david-weiner/cs

📧 Contact David Wiener directly: [email protected] or call 770-224-8504 ext. 2

🔗 Learn more about Jason Wiggam: wiggamlaw.com

New episodes of The Tax Strategy Playbook drop every Tuesday — subscribe so you never miss a strategy that protects your cash flow.

#IRSTaxDebt #TaxStrategyPlaybook #OfferInCompromise

Most investors think they’re buying cash flow, but the ones who really build wealth know the deal either works after taxes, depreciation, and the exit… or it never worked at all. In this episode of The Tax Strategy Playbook, David Wiener (“Mr. Cash Flow”) and Lane Kawaoka (founder of The Wealth Elevator) rip apart the myths that keep real estate investors stuck in mediocre deals and show how high‑net‑worth investors really structure portfolios using syndications, alternative assets, and smarter underwriting.

If you’ve ever looked at a proforma and thought, “This looks too good to be true,” this conversation will change how you read pitch decks, how you underwrite deals, and how you balance cash flow today against long‑term upside. You’ll hear why chasing a few thousand dollars a month in cash flow at a million‑dollar net worth is often a distraction, how to stop mistaking “activity” for “progress,” and how to build a portfolio that actually supports financial freedom instead of just more headaches.

Lane shares his journey from engineer with 11 single‑family rentals to accredited investor allocating across large apartment syndications, private equity, oil and gas, and even T‑bills once you hit “critical mass.” You’ll hear exactly why he sold off his small rentals, reduced legal liability exposure, shifted into LP positions, and began underwriting deals using conservative, reality‑based assumptions instead of rosy operator spreadsheets.

Inside this episode you’ll learn:

• Why most “cash flow” deals fall apart after taxes, depreciation, and realistic expenses.
• How accredited investors rebalance from small rentals into diversified commercial and alternative assets.
• The difference between activity vs. progress in your investing journey.
• How to underwrite syndication deals using PLs, rent rolls, and your own analyzer instead of trusting glossy pitch decks.
• When it makes sense to prioritize cash flow today vs. long‑term upside across dozens of deals.
• Why you may be better off in T‑bills or savings accounts than owning paid‑off rentals with low returns and full liability exposure.
• How the “Wealth Elevator” framework changes your strategy at each net‑worth floor—from under $1M to $4–5M+.

🎁 FREE BOOK – THE WEALTH ELEVATOR
Lane is giving away copies of his book “The Wealth Elevator” to listeners of this episode. Listen through for David’s instructions on how to claim your copy.

Chapters:
00:00 – Why most investors overestimate cash flow and underestimate taxes
02:15 – Meet Lane Kawaoka: from engineer to accredited investor
05:11 – The Wealth Elevator: floors of the wealth game
05:51 – How beginners should underwrite single‑family rentals
10:21 – Legal liability and why many millionaires sell small rentals
10:57 – Shifting into LP positions and institutional assets
11:27 – Why pitch decks lie: PLs, rent rolls, and your own analyzer
13:02 – Balancing cash flow vs. long‑term upside in syndications
32:25 – Why “traction” in saving matters more than any single deal
33:19 – The one skill new investors must master: spreadsheet underwriting
35:26 – Redefining financial freedom at higher net‑worth levels

If you care about what happens after the spreadsheet—and you want tax‑smart, risk‑aware strategies for building long‑term wealth—subscribe and turn on notifications so you never miss an episode of The Tax Strategy Playbook.

#RealEstateInvesting #SyndicationDeals #PassiveIncome #TaxStrategy #AdvancedTaxPlanning #AccreditedInvestor #WealthBuilding #CashFlowInvesting #BonusDepreciation #CostSegregation #TheTaxStrategyPlaybook #WealthElevator #AlternativeInvestments #ApartmentSyndication #FinancialFreedom #AfterTaxCashFlow

Cost segregation myths could be costing you tens of thousands of dollars in taxes you don't actually owe. In this episode of the Tax Strategy Playbook, David Wiener (Mr. Cash Flow) puts 5 of the most common cost segregation myths up against the actual numbers — and shows exactly which owners end up paying more simply because they never checked.

You'll get the exact cost basis threshold, $150,000, that determines whether an engineering-based cost segregation study is worth running on your property — and why it applies to residential long-term rentals, short-term rentals, commercial, and industrial properties alike, not just large commercial buildings. David also breaks down why a properly documented, engineering-based study isn't the audit risk people assume: the real risk is the cheap, calculator-based shortcut version, not the strategy itself. CSSI, the cost segregation partner behind this show, has completed more than 65,000 engineering-based studies nationwide without ever triggering an audit.

You'll learn why your tax professional isn't already running this analysis automatically as part of a normal tax return (it takes a separate engineering-based study to unlock it), and why a look-back study means you haven't missed your window even if you've owned the property for years — it can capture missed depreciation going back as far as 15 years without amending a single prior return.

You'll also hear why short-term rentals often qualify even more cleanly than long-term rentals thanks to faster-depreciating furniture, appliances, and finishes, how a 1031 exchange or long-term hold can address depreciation recapture before it becomes a problem, and the exact question David recommends bringing to your tax professional this week — worded so it actually gets you a real answer instead of a shrug.

⏱️ CHAPTERS

00:00 Introduction

01:49 The Promise

03:15 Who This Episode is For

04:16 Why This, Why Now

05:48 Myth #1 - The Big Building Myth

14:31 Myth #2 - The Audit Magnet Myth

19:10 Myth #3 - The Tax Pro Myth

21:08 Myth #4 - The "Too Late" Myth

23:41 Myth #5 - The "Long-Term Rental" Myth

26:44 FAQ

28:43 The Playbook

31:57 Conclusion

If a myth in this episode has been quietly costing you money, share it with one investor or business owner who needs to hear it.

Subscribe to the newsletter for free resources, including the current 2026 tax planning guide: https://www.taxstrategyplaybook.com/newsletter

And before you go, send this to one more person in your circle who owns real estate or a business — a rumor is only expensive until somebody sends them the truth.

Contact David directly to discuss your situation or to receivee a free preliminary analysis of your property at [email protected]

#CostSegregation #RealEstateInvesting #TaxStrategy #BonusDepreciation #ShortTermRentals