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    <title>Greenstein, Rogoff, Olsen and Company</title>
    <item><title>No Deduction for Costs Before Real Estate Business Actually Began </title>
    <link>http://www.groco.com/readingroom/tax_woody_realestate_business.aspx
    </link>
    <description>
      This new case covers a number of common issues for real estate investors and small businessess
    </description>
    </item>

    <item><title>Real Estate Agents are Same as Brokers for “Real Estate Professional Rule” for Passive Losses </title>
    <link>http://http://www.groco.com/readingroom/realestate_agent_brokers.aspx
    </link>
    <description>
      Real estate agents can claim the real estate professional exception to the passive loss limitations.
    </description>
    </item>
    <item><title>Tax Benefits of Owning a Home </title>
    <link>http://http://www.groco.com/readingroom/tax_owninghome.aspx
    </link>
    <description>
      In most cases, you can fully deduct your mortgage interest secured by your primary or secondary home.
    </description>
    </item>

    <item><title>Top Ten Real Estate Tax Breaks </title>
    <link>http://http://www.groco.com/readingroom/tax_tenrealestate.aspx
    </link>
    <description>
      Here’s a look at the Top 10 Tax Breaks for the homeowner/investor.
    </description>
    </item>

    <item><title>Avoiding Real Estate Tax Revaluations </title>
    <link>http://http://www.groco.com/readingroom/tax_realestatereval.aspx
    </link>
    <description>
      As a result of the passage of Proposition 13 almost thirty years ago, real estate owners currently enjoy paying property taxes based on the property’s purchase price…
    </description>
    </item>

    <item><title>10 Ways to Cut Your Property Taxes </title>
    <link>http://http://www.groco.com/readingroom/tax_property.aspx
    </link>
    <description>
      Property taxes are decided collectively by school boards, town boards, legislators, and councils.  The tax rate is set by…
    </description>
    </item>

    <item><title>Tax Strategies for the Wealthy: Qualified Personal Residence Trust (QPRT) </title>
    <link>http://http://www.groco.com/readingroom/tax_qprtstrategies.aspx
    </link>
    <description>
      Wealth management is an important issue for those with substantial assets to protect. Many people incorrectly assume that…
    </description>
    </item>

    <item><title>What is Tax-Deferred Exchange? </title>
    <link>http://http://www.groco.com/readingroom/tax_deferredexchange.aspx
    </link>
    <description>
      Under Section 1031 of the Internal Revenue Code, owners of real estate held for investment or use in a trade or business can swap their property free for “like-kind” real estate.
    </description>
    </item>

    <item><title>Commercial Property Owners to Qualify for Energy Efficiency IRS Deduction </title>
    <link>http://http://www.groco.com/readingroom/tax_energyefficiency.aspx
    </link>
    <description>
      As a commercial property owner, taxes can be a sore subject. You might feel like…
    </description>
    </item>

    <item><title>Cost Segregation Study </title>
    <link>http://http://www.groco.com/readingroom/study_costsegregation.aspx
    </link>
    <description>
      The goal of a Cost Segregation Study is to identify building costs that have been traditionally depreciated 39 years and to re-allocate a significant portion of these costs to a shorter, accelerated method of depreciation.
    </description>
    </item>

    <item><title>Should You Invest in Residential or Commercial Properties? </title>
    <link>http://http://www.groco.com/readingroom/real_investproperties.aspx
    </link>
    <description>
      Most people in Northern CA started investing in real estate by buying their own homes.
    </description>
    </item>

    <item><title>3 Reasons Why Owning a Commercial Property May Make You More Money in Real Estate Investment </title>
    <link>http://http://www.groco.com/readingroom/realestate_commercial.aspx
    </link>
    <description>
      If you ever have been a landlord for residential property, I am sure that you get complaints from tenants about leaking roofs in the middle of the night. But what keeps most back from investing…
    </description>
    </item>

    <item><title>Know the Effect of Bankruptcy on Your Ability To Buy a Home </title>
    <link>http://http://www.groco.com/readingroom/real_bankruptcy.aspx
    </link>
    <description>
      A lot of people go through the same thing, that is, when they are behind for a couple of months on their home, they just want to escape from it and declare bankruptcy.
    </description>
    </item>

    <item><title>Update on Homebuyer’s Credits </title>
    <link>http://http://www.groco.com/readingroom/real_homebuyer_credit.aspx
    </link>
    <description>
      On November 6, the President signed into law H.R> 3548, the “Worker Homeownership, and Business Assistance Act of 2009.”
    </description>
    </item>

    <item><title>Expanded Tax Break Available for 2009 First-Time Homebuyers </title>
    <link>http://http://www.groco.com/readingroom/irs_expandedtaxbreak_homebuyers.aspx
    </link>
    <description>
      The Internal Revenue Service announced today that taxpayers who qualify for the first-time homebuyer credit and purchase a home this year before Dec. 1 have a special option for claiming the tax credit…
    </description>
    </item>

    <item><title>New California Home Buyer Tax Credit </title>
    <link>http://http://www.groco.com/readingroom/tax_californiahomebuyer_credit.aspx
    </link>
    <description>
      California announced it’s own, $10,000 tax credit for any homeowner buying a new home between March 1, 2009 and March 1, 2010…
    </description>
    </item>

    <item><title>Sentimental Value Vs. Market Value? Knowing the Difference Sells Homes </title>
    <link>http://http://www.groco.com/readingroom/real_sentimentalvalue.aspx
    </link>
    <description>
      When selling your home today and in this market it is critical to price your home properly for a successful sale.
    </description>
    </item>

    <item><title>What to Know Before You Close </title>
    <link>http://http://www.groco.com/readingroom/real_beforeyouclose.aspx
    </link>
    <description>
      You’ve done your shopping, found a beautiful, functional home close to everything you need, and your offer has just been accepted. Before you close the deal, here are a few things to consider.
    </description>
    </item>

    <item><title>Top 10 Critical Mistakes Homebuyers Make and How to Avoid Them </title>
    <link>http://http://www.groco.com/readingroom/realestate_mistakes.aspx
    </link>
    <description>
      Top ten things that you shouldn’t do when buying a home.
    </description>
    </item>

    <item><title>Seven Tax Facts About Selling Your Home </title>
    <link>http://http://www.groco.com/readingroom/real_selling_home.aspx
    </link>
    <description>
      During summer months, some people sell their home. Many of those individuals will make a profit on the sale and still will not have to pay a dime of additional income tax to the IRS.
    </description>
    </item>

    <item><title>Sale of Residence – Real Estate Tax Tips </title>
    <link>http://http://www.groco.com/readingroom/realestate_saleofresidence.aspx
    </link>
    <description>
      You may qualify to exclude from your income all or part of any gain from the sale of your main home.
    </description>
    </item>

    <item><title>IRS Clarifies Home Sales Rules </title>
    <link>http://http://www.groco.com/readingroom/fin_homesales.aspx
    </link>
    <description>
      For many of us, the equity, that we have built up in our homes represents a comfortable nest egg for the future.
    </description>
    </item>

    <item><title>1031 Exchanges Combined with Seller Carryback Notes </title>
    <link>http://http://www.groco.com/readingroom/real_1031carryback.aspx
    </link>
    <description>
      Occasionally sellers are approached with the request they carry back an installment note to finance the purchase.
    </description>
    </item>

    <item><title>Real Estate Short Sales May Carry Hidden Tax </title>
    <link>http://http://www.groco.com/readingroom/real_shortsale.aspx
    </link>
    <description>
      Unless yo pay absolutely no attention to the news, then no doubt you’ve heard about the skyrocketing rate of home foreclosures nationwide resulting from the sub-prime loan debacle.
    </description>
    </item>

    <item><title>How to Find Profitable Investment Properties </title>
    <link>http://http://www.groco.com/readingroom/real_findinvestment.aspx
    </link>
    <description>
      Have you reached a point in your life where you know you have to do something to increase your retirement income or you want to find a way to increase your spending cash ?
    </description>
    </item>

    <item><title>Real Estate Investing: Lease Options Offer Multiple Profit Opportunities </title>
    <link>http://http://www.groco.com/readingroom/real_leaseoptions.aspx
    </link>
    <description>
      Mention “real estate investing strategies” and the first thing that typically comes to mind is buying and selling.
    </description>
    </item>

    <item><title>How to Maximize Cash Flow With a 1031 Tax-Deferred Exchange  </title>
    <link>http://http://www.groco.com/readingroom/real_1031taxdeferred.aspx
    </link>
    <description>
      Let’s say you bought a residential property in the Bay Area for $200K fifteen years ago and financed it with a $160K loan.
    </description>
    </item>

    <item><title>Making Rental Real Estate Investments Work for You </title>
    <link>http://http://www.groco.com/readingroom/realestate_rentalproperty.aspx
    </link>
    <description>
      Owning rental property can be a great source of steady income if handled properly, or it can be sold for a hefty profit to someone else looking for a long-term real estate investment if you are ready to move on and would like to make a larger, one-time windfall on the property.
    </description>
    </item>

    <item><title>Income Tax Deferral Strategies for Real Estate Investors </title>
    <link>http://http://www.groco.com/readingroom/realestate_rentalproperty.aspx
    </link>
    <description>
      There are a number of significant income tax benefits that are often overlooked by real estate investors that could allow them to defer or exclude some or all of their…
    </description>
    </item>

    <item><title>Tax Traps for New Real Estate Investors </title>
    <link>http://http://www.groco.com/readingroom/tax_realestateinvestors.aspx
    </link>
    <description>
      Perhaps one shouldn’t be surprised that new real estate investors fall into the same tax traps again and again.
    </description>
    </item>

    <item><title>A Thorny Dilemma: The Ethics of Mortgage Walkaways </title>
    <link>http://http://www.groco.com/readingroom/real_mortgage_walkaways.aspx
    </link>
    <description>
      In the aftermath of the housing bubble, and the lending frenzy that fueled it, more and more families find themselves stuck owing a lot more on their mortgages than their homes are worth.
    </description>
    </item>

    <item><title>Tax Time Tips for Mortgage Holders </title>
    <link>http://http://www.groco.com/readingroom/tax_mortgageholders.aspx
    </link>
    <description>
      It’s that time of year again when numbers such as 1040, W-2 and INT-1099, become all too familiar to millions of people.
    </description>
    </item>

    <item><title>30 Year Fixed Tate Cash Flow Option Refinance </title>
    <link>http://http://www.groco.com/readingroom/real_hybridarms.aspx
    </link>
    <description>
      The Pay Option ARM mortgage has become one of the most popular home loans in the USA…
    </description>
    </item>

    <item><title>Home Mortgage Points </title>
    <link>http://http://www.groco.com/readingroom/realestate_mortgagepoints.aspx
    </link>
    <description>
      The term “points” is used to describe certain charges paid to obtain a home mortgage.
    </description>
    </item>

    <item><title>A Mortgage Refinance with Bad Credit – The Pros and Cons </title>
    <link>http://http://www.groco.com/readingroom/fin_refinancebadcredit.aspx
    </link>
    <description>
      To many, the term ‘bad credit’ is the end of the world, when it comes to getting financing in the near future.
    </description>
    </item>

    <item><title>Self Employed Refinancing Problems – What Can Business Owners Expect? </title>
    <link>http://http://www.groco.com/readingroom/real_selfemployed.aspx
    </link>
    <description>
      It’s a hot topic. Millions of self-employed borrowers who purchased or refinanced a home in the past 5 years under liveral “stated income “ or “no documentation” mortgage programs are finding they cannot qualify to refinance their Adjustable Rate ARM Mortgages resets or recasts to a much higher adjustable payment.
    </description>
    </item>

    <item><title>Congress with the Latest Bill and Help for Homeowners </title>
    <link>http://www.groco.com/readingroom/real_helpforhomeowners.aspx
    </link>
    <description>
      Yes, it’s done. Congress passed and the President signed a bill to help homeowners.
    </description>
    </item>

    <item><title>Homeowners Relief from Real Estate Short Sales Hidden Tax </title>
    <link>http://www.groco.com/readingroom/real_homeownersrelief.aspx
    </link>
    <description>
      The sub-prime mortgage debacle is still playing out nationwide, with new homes sales plummeting 61 percent since January, foreclosure rates doubling, and the number of borrowers 90-days or more in areas growing
    </description>
    </item>
    <item><title>6 Tips to Consider When Faced With Foreclosure </title>
    <link>http://www.groco.com/readingroom/real_foreclosuretips.aspx
    </link>
    <description>
      Many find themselves faced with foreclosure in the world today.
    </description>
    </item>
    <item><title>Tax Foreclosures – The Undiscovered Gold Mine in Real Estate Investing </title>
    <link>http://www.groco.com/readingroom/real_taxforeclosures.aspx
    </link>
    <description>
      With the current climate surrounding the real estate world, the number of foreclosures is skyrocketing across the board.
    </description>
    </item>
    <item><title>Foreclosure Investing – Understand the Right of Redemption</title>
    <link>http://www.groco.com/readingroom/real_rightofredemption.aspx
    </link>
    <description>
      The rate of foreclosures and the potential profits they offer to investors mean that they are likely to remain a popular real estate strategy for the foreseeable future.
    </description>
    </item>
    <item><title>Options to Avoid Foreclosure </title>
    <link>http://www.groco.com/readingroom/real_avoidforeclosure.aspx
    </link>
    <description>
      In today’s market, foreclosures are on the rise.
    </description>
    </item>
    <item><title>Profit From Foreclosures by Preventing Them </title>
    <link>http://www.groco.com/readingroom/real_preventforeclosure.aspx
    </link>
    <description>
      What makes foreclosures so appealing to many real estate investors is that it’s not one-size-fits-all strategy.
    </description>
    </item>
    <item><title>Nonresident Withholding Independent Contractor Rent and Royalty Guidelines</title>
    <link>http://www.groco.com/readingroom/ftb_nonresidentcontractors.aspx
    </link>
    <description>
      This publication provides guidelines for those making payments to nonresident independent contractors, payments of rents or royalties to nonresidents and distributions to nonresident beneficiaries.
    </description>
    </item>
    <item><title>Land Management: Conservation Easements </title>
    <link>http://www.groco.com/readingroom/fin_landmanagement.aspx
    </link>
    <description>
      Real property-land and the home or other structures on it-often has special significance to the family that owns it, to the surrounding community or to the ecology of the area.
    </description>
    </item>
    <item><title>What Real Estate Investors Need To Know About Property Management </title>
    <link>http://www.groco.com/readingroom/invest_propertymanagement.aspx
    </link>
    <description>
      Once you purchase a real estate rental property, you virtually become the CEO of your own small business.
    </description>
    </item>
    <item><title>Taxpayers May Claim Deductions for Vacations Homes </title>
    <link>http://www.groco.com/readingroom/tax_vacationhomes.aspx
    </link>
    <description>
      Taxpayers are allowed to claim deductions for their primary residence and one vacation or second home.
    </description>
    </item>
    <item><title>Vacation Home Deduction: A Tax Guide </title>
    <link>http://www.groco.com/readingroom/tax_vacationhomes.aspx
    </link>
    <description>
      Do you own a vacation or second home that you can treat as…
    </description>
    </item>
    <item><title>Paying Taxes on Two Homes </title>
    <link>http://www.groco.com/readingroom/tax_twohomes.aspx
    </link>
    <description>
      Homebuilders like Ryalnd Group (RYL), KB Home (KBH), and Beazer Homes (BZH) acquire their fortunes  from homeowners, especially retirees, wanting to buy second homes, many times in a different state.
    </description>
    </item>
    <item><title>The Primary Residence Exclusion </title>
    <link>http://www.groco.com/readingroom/tax_primaryresidence.aspx
    </link>
    <description>
      One of the greatest tax gifts is the principal residence rules for capital gains on the sale of your home.
    </description>
    </item>
    <item><title>Tax Rate Guide for 2009 and 2010 </title>
    <link>http://www.groco.com/tools/taxrateguide10.aspx
    </link>
    <description>
      Tax Rate Guide for 2009 and 2010
    </description>
    </item>
    <item><title>2010 Standard Mileage Rates </title>
    <link>http://www.groco.com/readingroom/2010_standardmileage.aspx
    </link>
    <description>
      The Internal Revenue Service today issued the 2010 optional standard mileage rates used to calculate the deductible costs of operating an automobile for business, charitable, medical or moving purposes.
    </description>
    </item>
    <item><title>2010 Inflation Having Little Effect on Tax Rates and Benefits </title>
    <link>http://www.groco.com/readingroom/2010_inflationadjustments.aspx
    </link>
    <description>
      Tax rate brackets and various tax benefits will remain unchanged or change only slightly in 2010 due to inflation, the Internal Revenue Service announced today.
    </description>
    </item>
    <item><title>2009 Filing Requirements </title>
    <link>http://www.groco.com/readingroom/2009_filingrequirements.aspx
    </link>
    <description>
      The 2009 filing requirements for most taxpayers.
    </description>
    </item>
    <item><title>2009 Tax Deductions and Exemptions </title>
    <link>http://www.groco.com/readingroom/299_taxdeductions.aspx
    </link>
    <description>
      The 2009 tax deductions and exemptions
    </description>
    </item>
    <item><title>2009 Earned Income Credit </title>
    <link>http://www.groco.com/readingroom/2009_earnedincome credit.aspx
    </link>
    <description>
      The 2009 earned income credit information
    </description>
    </item>
    <item><title>2009 Dependent Care, Education and Child Credits </title>
    <link>http://www.groco.com/readingroom/2009_dependentcredits.aspx
    </link>
    <description>
      The information for the 2009 dependent care, education and child credits
    </description>
    </item>
    <item><title>2009 Miscellaneous Limitations </title>
    <link>http://www.groco.com/readingroom/2009_miscellaneousrates.aspx
    </link>
    <description>
      The information for the 2009 miscellaneous limitations
    </description>
    </item>
    <item><title>MACRS Recovery Periods </title>
    <link>http://www.groco.com/readingroom/2009_macrsrecovery.aspx
    </link>
    <description>
      The information for the  2009 MACRS recovery periods
    </description>
    </item>
    <item><title>2009 Standard Mileage Rates </title>
    <link>http://www.groco.com/readingroom/2009_standardmileage.aspx
    </link>
    <description>
      The Internal Revenue Service has issued the 2009 optional standard mileage rates used to calculate the deductible costs of operating an automobile for business, charitable, medical or moving purposes.
    </description>
    </item>
    <item><title>2009 Annual Financial Planning Limits </title>
    <link>http://www.groco.com/readingroom/2009_financial planning.aspx
    </link>
    <description>
      The information for the 2009 annual financial planning limits
    </description>
    </item>
    <item><title>Your 2008 401K Contribution Limits </title>
    <link>http://www.groco.com/readingroom/2008_401Klimits.aspx
    </link>
    <description>
      The 2008 401K contribution limits are mostly unchanged from 2007—except for the increase in the section 415 limit on total contribution
    </description>
    </item>
    <item><title>2007 Federal Minimum Wage Increase </title>
    <link>http://www.groco.com/readingroom/2007_minimumwage.aspx
    </link>
    <description>
      The youth minimum wage applies to employees who are under 20 years of age during the first 90 consecutive calendar days after initial employment
    </description>
    </item>
    <item><title>Tax Credits For Hybrid Cars and Alternative Motor Vehicles (AMV’s) </title>
    <link>http://www.groco.com/readingroom/tax_hybridcars.aspx
    </link>
    <description>
      The Energy Policy Act of 2005 replaced the clean-fuel burning deduction with a tax credit.
    </description>
    </item>

    <item><title>Approaches to Valuing Coast Sharing Buy-Ins </title>
    <link>http://www.groco.com/readingroom/costsharing_buyin.aspx
    </link>
    <description>Information on Buy-Ins
    </description>
    </item>

    <item><title>Notice 2006-4 Valuation Issues </title>
    <link>http://www.groco.com/services/valuationissues.aspx
    </link>
    <description>On December 23, 2005, the IRS issued Notice 2006-4 which provides interim guidance with respect to the application of the new rules for non-qualified deferred compensation under Section 409A to stock options granted by private companies.
    </description>
    </item>

    <item><title>Gift Tax Valuation </title>
    <link>http://www.groco.com/readingroom/estate_gifttaxvaluation.aspx
    </link>
    <description>Owners of the J.M. Huber Corp. made gifts of stock to various family members between 1997 and 2000.  The prices used in these transactions were based on an independent valuation that contained a substantial discount for lack of marketability.
    </description>
    </item>

    <item><title>The Importance of an Independent Valuation </title>
    <link>http://www.groco.com/readingroom/bus_independentvaluation.aspx
    </link>
    <description>Not only is an independent valuation a good idea when getting involved in a transaction, it is also a statutory requirement in many circumstances that involve Employee Stock Ownership Plans, Estate/Gift Taxes, Charitable Contributions or, most recently, the granting of Stock Options.
    </description>
    </item>

    <item><title>The Discount for Lack of Control (DLOC) vs. The Minority Interest Discount (MID) </title>
    <link>http://www.groco.com/readingroom/bus_dloc_mid.aspx
    </link>
    <description>Information on discount for lack of control vs. the minority interest discount
    </description>
    </item>

    <item><title>ESOP Valuation Issues QnA (Employee Stock Ownership Plan) </title>
    <link>http://www.groco.com/services/esopissuesqa.aspx
    </link>
    <description>ESOPs have become an effective tool in corporate finance and tax planning.
    </description>
    </item>

    <item><title>Strategies For Aging ESOPs (Employee Stock Ownership Plans) </title>
    <link>http://www.groco.com/readingroom/bus_strategiesesop.aspx
    </link>
    <description>In view of the complexities of the financial accounting and federal tax rules governing ESOPs, many ESOP sponsoring companies lose sight of larger issues and become buried in a specific aspect of their ESOP.
    </description>
    </item>

    <item><title>Employee Ownership Update </title>
    <link>http://www.groco.com/readingroom/bus_employeeownership.aspx
    </link>
    <description>The following article appeared in the New York Times on May 21, 2006 and is one of the best articles about employee ownership that I have seen.  It illustrates a few great examples of how employee ownership has helped companies achieve extraordinary success.
    </description>
    </item>

    <item><title>“Qualified appraisal” and “qualified appraiser” defined for charitable contribution deduction and penalty </title>
    <link>http://www.groco.com/readingroom/bus_charitablecontribution.aspx
    </link>
    <description>On October 19, 2006, the IRS issued Notice 2006-96 defining “qualified appraisal” and “qualified appraiser” for purposes of substantiating property for which a charitable contribution deduction in excess of $5,000 is claimed and for penalties for appraisals that result in substantial or gross valuation misstatements under Code Sec. 6695A.
    </description>
    </item>


    <item><title>The IRS Releases Business Valuation Guidelines </title>
    <link>http://www.groco.com/media/pr_bvguidelines.aspx
    </link>
    <description>On July 27, 2006, the Internal Revenue Service released its new Business Valuation Guidelines.  The purpose of the document is to
    </description>
    </item>

    <item><title>409A Valuation Issues QnA </title>
    <link>http://www.groco.com/services/valuationissuesqa.aspx
    </link>
    <description>On October 4, 2005, the IRS issued proposed regulations for Section 409A of the IRC. The proposed regulations were intended to further explain how Section 409A applies to various compensatory arrangements, including stock options granted by private companies.
    </description>
    </item>

    <item><title>IRS Extends Effective Date of 409A </title>
    <link>http://www.groco.com/readingroom/irs_extension409a.aspx
    </link>
    <description>The IRS has issued Notice 2006-79 which delay the effective date of the Proposed Regs under Section 409A until January 1, 2008 (and subsequently again until January 1, 2009) and by generally extending earlier transitional relief.
    </description>
    </item>

    <item><title>409A Valuation Update: Private Companies and Stock Options </title>
    <link>http://www.groco.com/readingroom/bus_409avaluation.aspx
    </link>
    <description>Since the IRS issued Notice 2006-4 on December 23, 2005 many companies feel that they have continued flexibility in determining fair market value for stock option grant purposes
    </description>
    </item>

    <item><title>Stock Option Valuation – 409A </title>
    <link>http://www.groco.com/services/stockoption.aspx
    </link>
    <description>It is extremely important in today’s regulatory environment that stock options are managed correctly, which includes all the various valuation issues that surround options.
    </description>
    </item>
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