I think it is required to stop shaving and getting haircuts for a while once you get out. 

Consult your tax advisor about the details and what you're likely to encounter as far as filing obligations and pitfalls.If you extract the funds for liquidity you're going to take a haircut on the income tax and possibly the early withdraw penalty.

I would be asking all questions about why it's been vacant and not earning for two years and focus my questions on how you are there to find a win-win, but there's a reason it's been sitting vacant and to assume those issues, it costs a healthy haircut.

Many times even a small haircut on a sale to get it done quickly  is cheaper than doing a reverse exchange.

You may get a haircut on valuation. 

Obviously, you will need to take a steep haircut on the price.

Now land notes to a professional note buyer take HUGE haircuts..

The down side is that you might have to take a haircut on the bulk sale.But you could also try to sell as many of those as closely together as possible. 

Sell the note on the open market and replace the cash from the note sale in his 1031 account (he'll take a hair cut on. the note sale).3.

In 12 months you can use the deposits less the 40% you say the CPA will say as income plus the positive cash flow LESS 25% haircut.