I was told the difference is really how one is being taxed as ordinary income vs capital gains.

One year of that is just holding it a year to be taxed at capital gain 20% versus ordinary income at 38%.  

The property has two existing 2000 sq ft shells (one was built to be a huge garage and another a detached patio with high metal roof and think concrete).

If repairs or restorations are for ordinary wear and tear, then the landlord must pay for it.

I would say credit unions are probably out of the question there is a Community Bank i use that is known to do out of the ordinary type loans.

If not, I'd but you could find an investor who's looking for more turn key properties who would take it off your hands with an ordinary loan at a nice profit.

There are significant settlement cracks in the patio/entry area.  

The tax on unrecaptured Section 1250 gain — the portion of gains on depreciable real estate (structures used for business purposes) that has been or could have been claimed as depreciation — is capped at 25%.Most other investments are subject to a preferential rate of 0%, 15%, or 20%, depending on the tax rate that would be assessed on the same amount of ordinary income.There may be taxes in addition to the tax rates shown in the above table.Taxpayers earning income above certain thresholds ($200,000 for singles, $250,000 for married couples filing jointly) pay an additional 3.8% tax on all investment income.[3][4] Therefore, the top federal tax rate on long-term capital gains is 23.8%.[5]

I am creating a one-page reference document that has emergency numbers, how to report ordinary maintenance vs. emergency maintenance, how to shut off water or electric in an emergency, instructions for replacing the air filter, etc.

A "few scuff marks" would be considered ordinary wear-and-tear.