Is there anyway to defer taxes on selling a business or do I just have to suck it up and pay the capital gains? 

If you are then this probably would not be too crazy to get it up and running with some work.

I've picked up several really good deals because a tenant operator ran the business into the ground to a point where the property owners just wanted or needed out. 

You'll learn a lesson or two and it helps you come up with specific questions.  

From there your options open up. 

In those 3 years I mentioned, this was the similar story - the following year more than made up for the decline experienced in the preceding year.

Most of the “deals” have no meat left on bone except for maybe a long term rental hold after repairs.They ironically sponsor a lot of the meet ups I’ve been too here in DFW. of course they do they live and breath on newbies..  

Best place to start is reading up in the forums, buying a book or two, listening to the podcast and attending your local REIA.

If it weren’t for some contractor issues, we would have netted around $60K, but it ended up closer to $45-50K (I don’t have the exact numbers on hand).

A HELOC or cash-out refinance is definitely worth exploring if you want to free up capital for more investments, but make sure it fits your goals and comfort level.