Investors & landlords

I will provide some comments:

  • In the analogy of a C corporation, the hobby loss rules do not apply to C corporations, so the "netting" is moot.
  • You would have the same issue if the entity were an S corporation as the statute specifically notes S corporations (most likely to differentiate the structure from that of a C corporation).
  • Your facts indicate that the business of the LLC is to manage the subsidiaries.  That appears to be a trade or business activity.
  • I am sure you have reviewed Treasury Regulation 1.183-2 and the nine areas that the IRS would look to if questioned.
  • Section 183 and the related regulations have been close to unchanged since the early seventies.  Therefore the nearly 50 years of case law remains relevant.
  • While your facts don't speak to the investments side (other than indicating it doesn't qualify as a trader), were the investments purchased with prior profits / gains (excess cash not distributed to the members)?
  • The investment portion is portfolio and will not be considered in looking at the hobby loss rules.  
  • Unfortunately, Section 183, as in many other areas, will be determined on your specific set of facts and circumstances.  
  • Don't know if you have reviewed Publication 5558 "Activities Not Engaged in for Profit Audit Technique Guide".
  • Also take a look at Stephen Whatley TCM 2021-11. While this is only a memo decision, it provides a good summary of the decision making process.
*A reminder that posts in a forum such as this do not constitute tax advice.
Also keep in mind the date of replies, as tax law changes.