Debt is not an indicator of what your tax liability would be.And yes, the way to alleviate that is to add a number to the BRRRR strategy - 1031. 

The typical issue that arises is bankruptcy where I have been involved in one that drug on for 2 years

That would alleviate much of your fears I’m sure.

Lakeview is car break ins, not drugs and murder. 

You might reach out to the local STLPD substation and ask if that lot has been a problem for drugs or anything else.

Any other thoughts or strategies to try and facilitate a deal and alleviate some tax burden?

He was defintely shady and drug this out almost two months which really cuts into my work time beforr winter which is going to out me out me way behind sxhedule but the money just makes sense i got him down 22k off his asking price and the avr I'll be in be in the mid 200krange.

He also occasionally uses drugs in her home..

Long ago we almost purchased a unit less than 100' from the beach but I witnessed significant drug dealing out of a small apartment complex that was across the street. so we purchased in Chula Vista instead.You probably know this, but IB is heavily impacted from sewer spills mostly coming down the Tijuana River (that in Tijuana they call it the San Diego river).  

Beware about banking in the future ..also I would say are you really that hard up for tenants that you’d allow a drug business of profiting off people’s misery to be part of your business plan .