A capital loss must be applied in a set order at a set time. In the year in which it is realized, it offsets capital gains and, if there is any excess loss, up to $3,000 of ordinary income (such as salary and bank interest). Unused losses are then carried over and applied in the same way for that year. And so on and so on. You can’t opt to use a 2009 loss in 2013 without following the rules for all intervening years.
Debt on which a person is not personally liable. In case of nonpayment, the creditor must foreclose on property securing the debt. At-risk rules generally bar losses where there is nonrecourse financing, but an exception applies to certain nonrecourse financing for real estate.