Selling RE - how can I minimize tax burden? something like a 1031

[Charles Wesley]

This is my first post folks so I hope I'm in the right place.  I sure do appreciate hearing other perspectives from all the creative minds on this forum so thank you in advance!

I have a vacant parcel of commercial land, free and clear.  Someone wants to purchase it for 450K.  My gain will be about 250K.

I own a few other investment properties including duplexes and houses that all have mortgages.  My primary residence also has a mortgage.

How can I be strategic from a tax perspective with the gain?  Is there any way I can use the gain from the sale of the land to pay down mortgages on other investment properties?  I really don't want to reinvest the gain in a new property so I think that means no to a 1031.  I am really most interested in trying to pay down debt that I already have.

Other things I have heard about are self-directed IRA's where title to a property is held in the name of the IRA. Could that help?

Any ideas??

Thank you!!!
Wes