Need help Answering question for QBID - creating too many enterprises

[MMLover]

After filing my return for the past two years taking the QBID for 21 rental properties...Turbo tax is somehow taking the information and making an enterprise for each property...and it's looking like a mess on form 8995.  Never had this problem before....so I am answering the question wrong I guess.  I tried to talk to two Tax Experts, and they had no idea what the QBID was.  So...I know we qualify for the deduction.  The properties are single family residential so they are considered an aggregate.  There is only one enterprise...but somehow each property is being listed as an enterprise.  It's obvious I am answering something wrong.  I would love someone who knows turbotax to see what I am doing wrong and how to clean up form 8995 so the IRS doesn't get their panties in a knot with all the enterprises that are listed.  I was using the online version and switched to the desktop so that I could see the actual forms.  Thank you to anyone who can help me.  I am willing to pay for help!  

[Mike9241]

there is nothing improper or wrong about reporting each rental property as a separate enterprise on the 8995. the other option is to aggregate all rental properties except that commercial can not be aggregated with residential. aggregation may have no effect on your taxes. However, if you aggregate certain additional info must be provided each year (((((( Reporting and consistency requirements

Regs. Sec. 1.199A-4(c) provides the reporting and consistency requirements for aggregation by both individuals and RPEs. Unlike grouping elections under Sec. 469, aggregation under Sec. 199A must be disclosed annually for both individuals and RPEs even if there is no change in the trades or businesses aggregated. Specifically, a statement must be included with the return, in the case of an individual, or with each Schedule K-1, in the case of an RPE, reporting the following information for every trade or business in the aggregated group:

• A description of each trade or business;
• The name and employer identification number of each entity in which a trade or business is operated;
• Information identifying any trade or business that was formed, ceased operations, was acquired, or was disposed of during the tax year;
• Information identifying any aggregated trade or business of an RPE in which either the individual or upper-tier RPE holds an ownership interest; and
• Any other information as the IRS may require in forms, instructions, or other published guidance.))))))))))))))))))))).

whether to aggregate or not is beyond the scope of this forum. a professional who knows about this should be consulted and they'll need to look over each rental's operations if you decide to pursue this matter. note that the QBI deduction is set to expire after 2025. no one knows if this provision will be extended.   once you aggregate you can not disaggregate unless there is a significant change in the facts and circumstances. other issues may arise if you own rental real estate activities through a relevant pass-through entity (RPEs) ie partnerships, trusts and S-corps. 

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I won't comment on those tax experts - perhaps they only deal with C-corps.

[MMLover]

Your answer makes a lot of sense.  The problem is the form 8995 this year is being filled out way differently than it was last year.  I used Turbotax last year too.  It doesn't look the same and I am afraid it will trigger something with the IRS.  It is showing each property (I have several properties) as a separate business instead of one aggregate business or enterprise.  And instead of triggering the 8995-A it's doing the 8995.  I need someone who understands how TurboTax works when populating these forms.  And how my answers are causing turbotax to complete these forms differently than last year.  I may have to start a clean return.  I am spending more time looking for answers.  I just didn't want to have the same problem again.  

[MMLover]

In answer to my question...I chose not to take the QBID this year...it took the forms 8995 off my tax return along with all the Worksheets, and didn't affect the tax due or the refund.  It applied the carry over's etc.   It was trial and error, I had to delete the whole return and re-enter everything...and told turbotax the properties didn't qualify for QBiD.  

QBID is really a hassle, and it makes me nervous not knowing how the IRS will feel about the 8995 not looking the same as previous years.  It's so frustrating that I couldn't talk to anyone that understands how TurboTax fills out the forms one way one year, and then does  it a  completely different way the next year.  The past 4 years was fine.  So it worked out fine.  I figured it  out for my purposes.