Shawn was excellent to work with on a complex real estate transaction involving a number of tax and financial considerations. He was extremely responsive, knowledgeable, practical, and very easy to collaborate with. He did a great job helping us work through the tax implications of the transaction, explaining the issues clearly, and coordinating with the attorney and the rest of the team so that the tax treatment and transaction documents stayed aligned. I especially appreciated how accessible and responsive he was throughout the process. He was a real asset to the team, and I would definitely work with him again and recommend him to others.
Mitch R.Real estate client, Google reviewLos Angeles CPA for Real Estate Investors
You work with a Lavi.
Real estate investor tax in Los Angeles: REPS and passive losses, 1031 exchanges, cost segregation, IRS notices, and multi-LLC returns.
I’ve been working with Shawn Lavi for over 20 years, and I can’t recommend him highly enough. He’s not just incredibly responsive, he’s proactive. He brings deep knowledge of tax law and consistently shares strategies that save me money year after year. Shawn tailors every recommendation to my specific goals and needs, never using a one-size-fits-all approach. He’s meticulous, trustworthy, and forward-thinking, always a step ahead when it comes to planning and compliance. Beyond his technical expertise, he has a calming presence during stressful tax seasons and communicates in a clear, understandable way. If you’re looking for an accountant who combines decades of experience with personalized attention and creative tax solutions, Shawn is the one.
Hooman S.Client of 20+ years, Google reviewI highly recommend filing taxes with this CPA. Mr. Lavi is very efficient and communicative with his clients and I always appreciate his guidance. 10/10 quality.
Elijah A.Tax client, Google reviewShawn is great, he helped me save a lot of money on taxes. He's always diligent, organized and timely. Highly recommend.
Ron S.Tax client, Google reviewShawn Lavi, CPA · PrincipalElias Lavi, CPA · Founder
Licensed CPAs, California Board of Accountancy7707 Sunset Blvd, Los Angeles, CA 90046323-463-2600
The Principal
You work with a Lavi.
Not a call center.
Shawn Lavi, CPA is the principal of LaviCPA. His father, Elias Lavi, CPA, founded the firm and is its co-owner. Elias began as a chartered accountant in England and has spent more than 40 years building the Los Angeles practice. There are no account managers and no hand-offs. If the question is your 1031 window or your cost seg study, you talk to Shawn or Elias directly.
A recent engagement
In one multifamily engagement, a third-party cost-segregation study reclassified approximately $900,000 of eligible basis. Based on that client's federal tax profile and ability to use the resulting deductions, the implementation produced an estimated current-year federal tax benefit of approximately $315,000. California depreciation was tracked separately. Results vary based on property basis, placed-in-service date, tax rate, participation, and other limitations. See cost segregation.
Practice Areas
Four practice areas. One firm.
Each area connects to the others — so your returns, your deals, and your exit plan line up.
01
Tax & Accounting
Full-ServiceEvery return. Every entity.
Tax planning, preparation, and filing for individuals, partnerships, and real estate structures, including investors who hold property in more than one LLC.
Tax planning and strategyTax prep and filingPartnership and K-1sMulti-entity accountingMulti-state taxes
+
02
Real Estate Tax
Acquisition to exitREPS, cost segregation, and the exit.
Real estate professional status and passive losses, a cost segregation study when it pays, depreciation at hold, and the exit planned before you list.
RE professional statusPassive lossesCost segregation studiesDepreciation recaptureEntity selection
+
03
1031 Exchanges
Like-KindThe 45-day clock, with your QI.
Identification, the timeline, and the returns that report the exchange. We work with your qualified intermediary. We do not hold the funds.
45-day identificationQualified intermediary coordinationForm 8824 and FTB 3840DST and TICReverse and improvement exchanges
+
04
Advisory
Year-roundAppeals, notices, and the plan between returns.
Assessment appeals, IRS and FTB notices, and year-round planning without a full-time CFO hire. No retainer minimum.
Property tax appealsIRS and FTB noticesBudgeting and forecastingInvestor reporting
+
1031 exchange calculator for the 45-day and 180-day dates. It does not hold funds.
Several LLCs? Books and returns for every entity
If you get owner statements from AppFolio, Yardi Breeze, Buildium, or DoorLoop, start with property management software tax preparation.
Insights
Three places to start
Real Estate
Rental Losses and Your W-2: Why They Don't Offset
The passive activity rules keep most rental losses away from your salary. How the $25,000 allowance and real estate professional status actually work.
1031 Exchange
A Real 1031 Exchange Timeline for 2026 (What LA Investors Get Wrong)
The 45-day and 180-day clocks, boot, and depreciation recapture. How a Los Angeles CPA walks through a 1031 exchange.
IRS Updates
IRS Notice CP162A: How an S Corporation Should Respond
CP162A is usually a penalty on a late or incomplete S corporation Form 1120-S. Check the year and the amount, then pay or ask about first-time abatement.
Notes on the current law, including bonus depreciation, are in 100% bonus depreciation under OBBBA.
Questions we get first
Who is the principal of LaviCPA?
Shawn Lavi, CPA is the principal of LaviCPA. His father, Elias Lavi, CPA, founded the firm and is its co-owner.
What does LaviCPA handle for real estate investors?
Real estate investor tax in Los Angeles: REPS and passive losses, 1031 exchanges, cost segregation, IRS notices, and multi-LLC returns.
Key Dates
Important Upcoming Dates
Key federal and California tax deadlines. If a date falls on a weekend or legal holiday, the deadline moves to the next business day. Mark your calendar, or book a planning session before each date.
30Nov 2026
ApproachingCA Property Tax Appeal Deadline
Assessment Appeals Board filing window closes (Los Angeles County)
15Jan 2027
EstimatedQ4 Estimated Tax Payment
Federal and CA Form 540-ES Q4 installment due
15Mar 2027
FilingS-Corp & Partnership Deadline
Form 1120-S / 1065 and CA Form 100S / 565 / 568 due
15Apr 2027
EstimatedQ1 Estimated Tax Payment
Federal and CA Form 540-ES Q1 installment due
The Firm
Built for investors
who think in decades.
We work with real estate developers, syndicators, family offices, and portfolio holders — people whose tax position is too involved for a generalist and too important to leave until April.
Each area of the practice connects to the others, so the return, the deal, and the exit plan line up.
Philosophy
Plan first. Returns that hold up — not year-end paperwork.
Approach
Every engagement begins with the exit in mind and works backward.
Edge
Cost segregation, 1031 timelines, assessment appeals, and S-Corp salary reviewed against the code and the case law.
Our standard
Every recommendation is reviewed against the code, the case law, and your actual numbers — not a template. If a strategy does not hold up on examination, we do not recommend it.
Engage
The first conversation
is always without obligation.
Complimentary new-client introduction. We take a limited number of investors each year. We will tell you if the fit is right.
Ready to book? Use the new-client introduction. Use this form if you want us to look first.
Response TimeWithin one business day
ConsultationComplimentary new-client intro
CoverageNationwide
The firm
LaviCPA is a 12-person CPA firm at 7707 Sunset Blvd in Los Angeles. Elias Lavi, CPA founded the practice about 40 years ago. Shawn Lavi, CPA, the firm's principal, has been with the firm since 2003.
We prepare tax returns for real estate investors, syndicators, family offices, and business owners, for every kind of entity. We also advise on 1031 exchanges, cost segregation, and real estate professional status, and we prepare and file property tax appeals. We're rated 4.7 on Google (14 reviews).