Hey @Nick Gallon Martin, I recommend speaking to a Tax Planner/CPA, @Jeff Nash would be a great resource for you.

It would/could be only 15% capital gains tax and yes you could/would deduct all selling costs including commissions and transfer taxes.

Whether you need a CPA with just three rentals depends on the complexity of your situation and your comfort level with DIY tax prep.If things are pretty straightforward, you might be fine with tax software for now.

Somebody bought that house at Tax Sale.   

Rentals generate passive income, so an S-Corp offers no added tax benefit.

I set up tax lien as a keyword alert so I get alerted when someone mentions them.

Avoid basing it on uncontrollable factors like taxes or insurance.

I assume you would have to pay cash, because you have to spend all cash received to avoid taxes.

From a tax standpoint, there are additional disclosures to make when selling a business asset for less than fair market value to a related third party. 

It is my understanding that the new owner will have the house at the cost basis of my purchase price, for calculating capital gains taxes or depreciation.For gift tax purposes for you - FMV.For capital gain tax purposes for the recipient - your original basis/purchase price