Okoniq Journal
Property tips, taxes & HOA guides
Plain-language guides for homeowners, landlords, and HOA boards — written to help you stay organized and keep more of your money at tax time.
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Getting Started
New to managing property? Start here.
Taxes & Accounting
Deductions, basis, Schedule E, and staying audit-ready.
Renting & Tenants
Leases, rent, screening, and tenant relationships.
Maintenance & Repairs
Upkeep, vendors, and keeping a home in shape.
Mortgage & Money
Financing, refinancing, insurance, and cash flow.
Buying & Selling
Valuation, prepping to sell, and the closing process.
HOA & Community
Boards, reserves, meetings, and living in an HOA.
Latest articles
Pre-Approval vs Pre-Qualification
Pre-qualification is a quick estimate based on unverified information. Pre-approval is a verified commitment with pulled credit and documented income. Sellers take pre-approvals seriously; pre-qualifications not so much.
The $25,000 Passive Loss Allowance for Landlords
Rental losses are passive by default and only offset passive income — except for the $25,000 special allowance for active participants earning under $150K, which can offset ordinary income.
How to Handle Tenant Noise Complaints
Document each complaint in writing, communicate with the noise source in writing, and reference the lease's quiet enjoyment clause. Written warnings before escalation give you an eviction path if it doesn't resolve.
Should You Allow Smokers in Your Rental?
A no-smoking policy is legal in most rentals and reduces damage costs and re-rent turnaround by weeks. But it must be in writing and enforced consistently to hold up.
Mortgage Points — When to Pay for a Lower Rate
Each point costs 1% of your loan amount and typically reduces your rate by 0.25%. Break-even is usually 5-7 years — only worth paying if you'll hold longer.
Mortgage Interest Deduction Rules for 2026
The mortgage interest deduction is capped at loans up to $750K for post-2017 mortgages, and only helps if your total itemized deductions exceed the standard deduction.
Landlord Mileage Log for Taxes
The IRS requires a contemporaneous log of business miles — date, purpose, start/end mileage. Miss the log and the deduction is disallowed on audit.
iBuyers (Opendoor, Offerpad) — Are They Worth It?
iBuyers offer speed and certainty but typically pay 8-13% below market value once fees are included. Right if you value certainty over top dollar. Wrong if you have time.
How to Raise Rent Legally
A rent increase requires proper written notice with a state-specific number of days, must respect any rent control caps, and cannot violate the lease during the current term.
How PMI Works and When It Drops
Private Mortgage Insurance (PMI) protects the lender when your down payment is under 20%. It costs 0.3-1.5% of loan amount annually and cancels automatically at 78% LTV.
How Long Does Closing Take?
A financed purchase typically closes 30-45 days after offer acceptance. Cash offers can close in 14 days. Delays usually come from appraisal, financing, title issues, or repair negotiations.
Homestead Exemption vs Property Tax Exemption
Homestead exemption and generic property tax exemptions are different tools — one protects against creditors and reduces taxes, the other only reduces taxes.
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