It sounds like you've got a good handle on your property situation, but you're right to look for ways to minimize your tax hit from that nice appreciation you've seen.

Implementing minimal GP fees to enhance investment attractiveness for LPs.3.

@Justin Brin Unless you do a hard no only allow minimal changes. 

I gave up on idea of having in-house PM, but it’s because I got comfortable relying on technology to minimize my time self-managing.

The part I found fascinating is that the RA, citing some unspecified Appeals precedent, allowed his yacht activities as business activities, despite minimal income!

In retail, while I have minimal direct experience lately, I was talking with some lenders about a month or two ago, as I was looking at buying a strip center myself.  

This isn't really possible unless you had a low W2 AND live in a low cost of living with minimal dependents in today's world.

Investing in syndications, passively with an unrelated party (beware of UBIT if an IRA on both of those), or just hard money loans to third parties are all great ways to invest in real estate with a retirement account to minimize as many headaches as possible.

I was forced to cash out my 401k in payments to minimize tax penalties, using it to complete house projects and pay off some debt.

Some may have minimal rental periods.  90 days is fairly common.