Real estate agents, property owners, small businesses & individuals
Most tax offices won’t tell you what a return costs until it’s finished. I quote a flat fee after a ten-minute conversation, in writing, and it doesn’t move unless your situation does.
Plainly
Maybe. It depends on your net income, not your gross, and there’s a threshold below which the payroll cost and extra return eat the savings. I’ll run the actual comparison for your numbers before either of us assumes the answer. Plenty of agents are told they should elect and then find out nobody set up reasonable compensation, which is worse than not electing at all.
Worth checking. Depreciation gets locked in the first year and quietly compounds for decades — a wrong basis or a missed land allocation follows the property until you sell it. If something was set up wrong, there are usually ways to correct it, and I’d rather find that in October than in April.
No. Payment is due when your return is finished and before it’s transmitted. I don’t offer refund-advance or refund-transfer products, which are how a lot of this industry actually makes its money and which quietly cost filers a few hundred dollars for the privilege of waiting less.
It goes into an encrypted portal built for tax practices, and into my tax software. It never goes into email, text, or this website. There is no upload form on this site and no place to put one — a website that never holds your data can’t leak it.
It’s common and it’s fixable, and the sooner it starts the better it goes. Prior-year returns are quoted separately, per year. You will not get a lecture from me, and nothing you tell me during intake changes the fee we agreed on.
I prepare it, I review it line by line against your documents, and I sign it. You have one point of contact from the first call to the IRS acknowledgement. If something doesn’t reconcile you get a specific question, not an automated reminder.
You hear about it and approve a revised fee before I keep going. You will never open an invoice you didn’t agree to. If the revised number doesn’t work for you, you owe nothing for the conversation.
Where your documents live
So here is the entire process, including the part most offices don’t put in writing.
STEP 01
Ten minutes on the phone or in person about your situation. No documents change hands yet. You leave with a written flat fee and a checklist of exactly what to gather.
STEP 02
You get an invitation to an encrypted portal. Upload from a browser, or photograph paper documents with the mobile app. Files are encrypted in transit and at rest.
STEP 03
Your return is prepared, then checked line by line against your source documents. You review the draft in the portal before anything is transmitted anywhere.
STEP 04
You e-sign Form 8879 in the portal. The return is transmitted and you get the IRS acknowledgement. Your complete return stays available to download.
One thing worth memorizing. I will never email or text you asking for a Social Security number, a bank account number, or a password. Every February, people receive messages that look like they came from their preparer and ask exactly that. If you get one, it isn’t from me — call the number on this page.
What I prepare
Commission income on a 1099, and the deductions that come with it — vehicle, home office, marketing, licensing, E&O, association dues. If you’re netting past the point where an S corporation election starts to make sense, we’ll run the numbers rather than guess. Quarterly estimates set up so April isn’t a surprise.
Form list TBD
Schedule E across one property or several. Depreciation set up correctly from the start, repairs separated from improvements, and passive loss rules applied the way they’re written. If you bought, sold, or refinanced this year, that’s a conversation before the return, not during it.
Form list TBD
Federal 1040 with the schedules your situation actually needs. Florida has no personal income tax, so most residents file federal only — if you moved or earned income elsewhere, that state comes too.
Form list TBD
1099 income, home office, vehicle, and equipment depreciation. If you started working for yourself this year, we’ll also set up quarterly estimates so next April isn’t a surprise.
Form list TBD
Unfiled years, corrections, and returns another preparer got wrong. Quoted per year, and we work oldest to newest so the IRS sees you moving in the right direction.
Form list TBD
Who does the work
“I started this because I kept meeting people who’d been charged a fee they never agreed to, by someone whose name they never learned.”
I’m a solo preparer. Most of my work is with people whose income is tied to property — agents, landlords, and investors — because that’s where the return actually changes based on decisions made during the year. I answer the phone and I sign your return. It also means I have a real limit on how many returns I can take before April, so the calendar fills. If you know you’re coming, come early.
Yoann Delimon Founder, Delimon Tax Group · PTIN on file
Next step
Tell me roughly what your year looked like and I’ll tell you what it costs. Ten minutes, no documents, no obligation, and you’ll have the number in writing the same day.