Built for real estate. Books by property, cost seg captured, 1031s done right.
Client login786-952-6621
For real estate investors & agents

Accounting that speaks cap rate, depreciation, and 1031.

Most accountants treat a rental portfolio like a corner store. We do not. Books kept by property, every dollar of depreciation and cost segregation captured, 1031 exchanges handled, and the tax moves real estate actually rewards, from a licensed CPA who knows the asset class.

Talk to a real estate CPA Where to start →
★★★★★
5.0 from clients on Google
Books by propertyCost segregation1031 & gains deferral
A Blue Cloud real estate investor client
Portfolio7 doors
$214,800Net operating income · 7 doors
Annual cash flow$96,400
Cost seg, year 1$182,000
Built for real estate
Books kept by propertyNOI & cash flow by door
Depreciation & cost segDeductions most firms miss
1031 exchangesGains deferred, done right
A CPA who gets real estatePurchase through sale
Real estate accounting is its own thing

Depreciation and per-property tracking break generic books

Multiple properties, mortgages, depreciation schedules, passive-loss rules, and 1031s turn into a mess when a generalist treats every deposit as income. We keep the books by property, run depreciation and cost segregation properly, and make the tax moves real estate actually rewards, before the IRS or a lender asks.

  • ✓Depreciation captured in fullBonus depreciation handled on your return, and cost segregation flagged and applied when a specialist's study pays, so you deduct in year one what the law allows.
  • ✓1031 exchanges handledLike-kind exchanges structured and reported correctly, so the gain is deferred instead of taxed.
Talk to a real estate CPA
A real estate investor reviewing property numbers
✓
Books by propertyEvery door tracked
●
Depreciation in fullCost seg captured
★
1031-readyGains deferred
What we handle for real estate

From the first door to the whole portfolio

Holdings
Long-term rentals60%
Short-term25%
Commercial15%
✓Per-property

Entity & per-property books

LLCs structured for liability and taxes, and books kept by property so every door has its own P&L.

Cost segYear 1
$182,000
First-year depreciation, documented
✓Captured

Depreciation & cost seg

Bonus depreciation handled on your return, and when a cost-segregation study pays, the specialist runs it and we apply the result, so you deduct now what others spread over decades.

1031 exchange
$340,000
Capital gain deferred
✓Deferred

1031 exchanges

Like-kind exchanges structured and reported right, so a sale rolls into the next property instead of a tax bill.

NOI+9%
$214,800
✓Lender-ready

Cash flow & reporting

NOI, cap rate, and DSCR by property and across the portfolio, the numbers you and your lender actually use.

Buying or selling across the border (a Canadian investing in US property, or the reverse) gets the cross-border treatment on top. See cross-border →

Where to start

How real estate clients usually engage us

Most start with the return and a depreciation review, then grow into per-property books and a portfolio CFO view as they add doors.

Tax + depreciation review
Start with a return, not a retainer
from $1,295
  • Your business return done right (C-corp from $2,495)
  • A cost-seg review to flag when a study pays
  • No monthly commitment to begin
  • See tax & depreciation →
Start here
Monthly books + tax
When the portfolio needs clean books
from $350/mo
  • Per-property bookkeeping (NOI by door)
  • A CPA-reviewed close every month
  • Add tax + planning on one bill as you grow
  • See the plans →
Start here
Fractional CFO
Scaling the portfolio
from $1,750/mo
  • Acquisition & refinance modeling
  • Cap rate, DSCR & cash-flow analysis
  • Lender-ready reporting
  • See fractional CFO →
Start here

Just getting started with your first property or two? We set up the LLC and the books so it is right from day one (formation & tax). Not sure which? A short call sorts it, we will tell you the one move worth making first.

Real work

What that looks like in practice

Real estate · cost segregation

A year of rental income, sheltered.

A buy-and-hold investor with several doors had never looked at cost segregation. We flagged that it paid, a specialist ran the study, and we applied it on the return, pulling years of depreciation forward into the first year.

✓
ResultA first-year deduction that wiped out the year's rental income for tax.
Real estate · agent / S-corp

Self-employment tax, cut every year.

A top-producing agent was paying full self-employment tax on every commission. We elected S-corp status and restructured how she was paid.

✓
ResultThousands in self-employment tax saved, every year going forward.
Real estate · 1031 exchange

A sale that rolled, instead of a tax bill.

An owner selling a fourplex was about to trigger a large capital gain. We structured a 1031 exchange and coordinated the deadlines with the intermediary.

✓
ResultThe gain deferred in full, rolled into the next building.

Client engagements of the firm. Details anonymized.

What clients say

Owners who stopped explaining real estate to their accountant

G★★★★★ 5.0 from clients on Google
★★★★★

"Cost segregation in year one wiped out our rental income for taxes. No one had ever even mentioned it to us before."

Sample client
Buy-and-hold investor
★★★★★

"Electing the S-corp on my commissions saved me more than the fees, every single year. I wish I'd done it sooner."

Sample client
Real estate agent
★★★★★

"They handled the 1031 start to finish. The gain rolled into the next building instead of going to the IRS."

Sample client
Multifamily owner

Sample layout. Real client reviews drop straight into this section once collected.

What you can count on

Built to standard, in writing

Books kept by property, every deduction the law allows captured, and one CPA from the LLC to the 1031. The promises below are written into your engagement.

  • Books kept by propertyEvery door tracked on its own, so NOI and cash flow are clean by property and across the portfolio when a lender looks closely.
  • Every deduction the law allowsBonus depreciation handled on your return, and cost segregation flagged and applied when a specialist's study pays, so you keep what is yours in year one, not decades later.
  • From the LLC to the 1031The same CPA from your entity setup to your exchange, so nothing gets re-explained to a new vendor at closing.
Engagement LetterBlue Cloud CPA
Our promise

Books kept by property, depreciation and cost segregation captured, and one CPA from the LLC to the 1031.

Yarik Yarosh
CPA (US · Canada)
✓Signed
✓Built to standard
✓In writing
Who you work with

A CPA who knows the asset class

Yarik Yarosh, CPA
Licensed CPAUS + Canada
Purchase to saleKnows real estate

Your entity setup, your per-property books, your depreciation and cost segregation, and your 1031 exchanges are handled by Yarik Yarosh, a CPA licensed in both the United States and Canada who knows real estate, not a generalist learning depreciation on your dime. The same firm keeps the books, files the return, and plans the next acquisition, so your tax return and your portfolio numbers agree, and owners crossing the border get both countries in-house.

LicensureCPA (US) · CPA (Canada)
MembershipsAICPA · CPA Canada
FirmFlorida-licensed CPA firm
ProfileLinkedIn
Owner questions

Honest answers, up front

Do you actually know real estate, or just general bookkeeping?
Both. We keep the books by property and we speak NOI, cap rate, DSCR, depreciation, and 1031. The point is that your tax return and your portfolio numbers finally agree, instead of living in two different spreadsheets.
What is cost segregation, and is it worth it?
It is an engineering-based study, run by a cost-segregation specialist, that reclassifies parts of a property into faster depreciation and pulls years of deductions forward into year one. On the right property it can wipe out a year of rental income for tax. Our role is to tell you when it pays for itself before you spend a dollar, and to apply the result correctly on your return.
Can you handle a 1031 exchange?
Yes. We structure the like-kind exchange and report it correctly so the gain is deferred, and we coordinate the timing with your qualified intermediary so the 45-day and 180-day deadlines do not blow it up.
I'm a real estate agent, not an investor. Can you help?
Yes. For agents and brokers the big move is usually an S-corp election to cut self-employment tax on commission income, plus clean books and quarterly estimates so nothing is a surprise in April. We handle all of it.
I have properties in both the US and Canada. Does that matter?
It can matter a lot, and it is our specialty. Cross-border owners get the both-countries treatment on top of the real estate work, from a CPA licensed in both.
How do we get started?
A short call with a real-estate-literate CPA. We will tell you the one move worth making first for your situation, and quote it before anything starts.
Building a portfolio?Talk to a CPA who actually knows real estate.
Talk to a real estate CPA

Let's set the real estate side up right

A short call with a real-estate-literate CPA. We'll tell you the one move worth making first, and quote it before anything starts.

  • ✓A CPA who speaks NOI, depreciation, and 1031
  • ✓Cost segregation, flagged and applied
  • ✓Books and reporting your lender trusts
  • ✓No payment until after the call
A CPA who knows the asset classEntity setup, cost seg, 1031s, and portfolio planning, handled by a licensed CPA, not a generalist bookkeeper.
Books by propertyCost seg1031-ready

Talk to a real estate CPA

Two quick steps, then pick a time. A short call with a CPA.

No payment until after the call. Prefer the phone? 786-952-6621

Talk to a real estate CPA