I'm currently the founder and CEO of 1031 Prime, a tech enabled 1031 exchange service to help keep taxes at bay and support the defer, depreciate, and die model.My goals for the next 18 months are to continue to grow 1031 Prime by servicing my fellow real estate investors and buy a small MF property, Ideally 4-8 units. 

So in theory you could take the 80k and then 1031 exchange the 15k into another property and defer part of the gain.

And then I was able to do the deferred maintenance later on after tenants had paid the rent for a few years. 

A 1031 exchange could defer both capital gains and depreciation recapture taxes if you reinvest in another like-kind property. 

As for the "Lazy 1031 exchange" reference, a true 1031 exchange allows you to defer capital gains taxes by reinvesting proceeds from the sale into another similar property, but that doesn’t seem to apply here since you're looking at using a passive loss instead of a like-kind exchange.

If you’re 50 or older a defined benefit plan can allow you to contribute $250,000 + per year tax deferred.  

To add additional context,  I would personally be more willing to sign my name onto a $6M mortgage collateralized against a $10M asset in an "A" market that has historically low vacancy rates, no deferred maintenance and is located in a stable market with a rent roll that covers the debt services and operating expenses with reasonable cushion for reserves than sign my name on a $90,000 loan collateralized against a $100K property in a C/D unstable market with high vacancy rates and where capex will disproportionately impact operations.

DSCR loans by nature require that there is no deferred maintenance and no construction needed.

Whether it's leveraging a 1031 exchange to defer capital gains taxes or exploring new investment opportunities in areas like Austin or the Phoenix area, there are plenty of options out there.If you're considering your next steps, I'd be happy to share some insights from what I've seen in these markets.

Section 721 of the Internal Revenue code allows an investor to exchange property held for investment or business purposes for shares in a Real Estate Investment Trust (REIT) or an Operating Partnership without triggering a taxable event.Many investors are aware of a 1031 Exchange where an investor must find a replacement property to defer capital gains taxes on the property that was sold.