Los Angeles CPA for Real Estate Investors | LaviCPA
Los Angeles CPA for Real Estate Investors
1031 without the scramble.
1031 timeline control, cost segregation, assessment appeals, and S-Corp salary that holds up under exam.
Important Upcoming Dates
Stay ahead of critical federal tax deadlines. Mark your calendar or reach out to schedule a planning session ahead of each date.
Q3 Estimated Tax Payment
Form 1040-ES Q3 installment due
S-Corp & Partnership Extended Filing
Extended Form 1065 / 1120-S returns due
Extension Filing Deadline
Extended Form 1040 returns due
Q4 Estimated Tax Payment
Form 1040-ES Q4 installment due
Seven practice areas. One firm.
Each area connects to the others — so your returns, your deals, and your exit plan line up.
Tax & Accounting
Full-ServiceEvery return. Every strategy. Every entity.
Comprehensive tax planning, preparation, and filing across all entity types — from individuals and partnerships to complex real estate structures and multi-state operations.
1031 Exchanges
Like-KindThe 45-day clock, under control.
A 1031 exchange with the 45-day clock under control — identification, the intermediary, DST and TIC, reverse and improvement deals.
Real Estate Tax
Full-Cycle OptimizationAcquisition to exit, optimized.
Entity choice at purchase, a cost segregation study when it pays, depreciation at hold, and the exit planned before you list.
OBBBA
One Big Beautiful Bill ActPlan for the law in front of you.
The One Big Beautiful Bill Act (OBBBA) — signed 2025 — permanently extends bonus depreciation, modifies SALT, and expands QBI deductions. We reposition your structure to capture what the current code allows.
Property Tax Appeals
Assessment ChallengesChallenge assessments. Win.
Assessors over-value. We challenge. Our systematic appeal process leverages market data, comparable analysis, and administrative expertise to reduce your tax burden.
AI Consulting
Where it helpsWhere it actually saves time.
Help using automation on tax and planning work where it actually saves time.
Virtual CFO
Embedded StrategyCFO-level strategy. Without the overhead.
We act as your embedded CFO year-round — driving financial strategy, scenario modeling, and investor reporting without the cost of a full-time hire.
Real estate tax questions,
answered in plain English.
Select a topic
Select a topic for your intelligence brief
News & Insights
Tax law moves fast. Stay ahead.
The 45-Day Clock: Identification Rules and Choosing a Qualified Intermediary
A focused look at the two parts of a 1031 exchange that most often go wrong: the written identification rules and picking the intermediary who holds your money.
A Real 1031 Exchange Timeline for 2026 (What LA Investors Get Wrong)
The 45-day and 180-day clocks, boot, depreciation recapture, and DSTs. How a Los Angeles CPA actually walks a client through a 1031 exchange in 2026.
Aug 23, 2026 · 2 minCalifornia Doesn't Follow the IRS on Bonus Depreciation
The IRS lets you write off most of a cost-seg asset in year one. The FTB does not. What that split costs you in recordkeeping, basis, and the year you sell.
Aug 18, 2026 · 2 minRental Losses and Your W-2: Why They Don't Offset
The passive activity rules keep most rental losses away from your salary. How the $25,000 allowance and Real Estate Professional Status actually work, and what the IRS looks for.
Aug 18, 2026 · 3 minThe Augusta Rule and Self-Rental: What Actually Holds Up
IRC Section 280A(g) lets you rent your home to your own business up to 14 days a year. How Los Angeles business owners set the rent, paper the file, and stay defensible.
Aug 16, 2026 · 3 minHow A Cash Balance Plan And A 401(k) Stack Together For High-Earning Owners
A cash balance plan on top of a 401(k) can move a large share of business income into tax-deferred retirement accounts in one year. The contribution is fixed, the W-2 base has to carry it, and depreciation can quietly undermine the math.
Aug 16, 2026 · 4 minResults that
speak for themselves.
LaviCPA identified a $340,000 over-assessment on our industrial portfolio that we had no idea existed. The appeal process was seamless — we didn't attend a single hearing.
CFO-level strategy.
Without the overhead.
Every engagement begins with a complimentary evaluation to understand your financial architecture. We then act as your embedded CFO — driving strategy, not just compliance.
Common focus areas we address from day one:
- Financial Strategy & Long-Range Planning
- Budgeting, Forecasting & Scenario Modeling
- Cash Flow Management & Optimization
- Financial Reporting & KPI Dashboards
- Capital Structure & Debt Advisory
- Entity Structuring for Tax Efficiency
- Investor Reporting & Board Presentations
Built for investors
who think in decades.
We work with real estate developers, syndicators, family offices, and portfolio holders — people whose tax position is too involved for a generalist and too important to leave until April.
Each area of the practice connects to the others, so the return, the deal, and the exit plan line up.
Plan first. Returns that hold up — not year-end paperwork.
Every engagement begins with the exit in mind and works backward.
Cost segregation, 1031 timelines, assessment appeals, and S-Corp salary reviewed against the code and the case law.
A 14-property multifamily operator came to us after their prior CPA missed a cost segregation opportunity. A study on their 2022 acquisition accelerated $900,000 in depreciation — eliminating roughly $315,000 in tax liability that year.
You work with Elias.
Not a call center.
Elias Lavi began as a chartered accountant in England. He is a licensed California CPA and the principal of LaviCPA, with more than 40 years building the Los Angeles practice. No account managers, no hand-offs — if the question is your 1031 window or your cost seg study, you call Elias.
His son Shawn works alongside him as co-owner and partner.
A 14-property multifamily operator came to us after their prior CPA missed a cost segregation opportunity. A study on their 2022 acquisition accelerated $900,000 in depreciation — eliminating roughly $315,000 in tax liability that year.
The first conversation
is always without obligation.
Complimentary 30-minute consult. We take a limited number of investors each year — we will tell you if the fit is right.
