I'm at a point where I feel like I understand and then I present something to someone and I'm at a loss for answers. 

Hence why buying is almost always a good thing...but that said I keep just around 1.5 mil in cash at all times to buy on dips if opportunities present themselves.

Moving forward I'll be more engaged and present in the forums as I just got back from vacation.

To oversimply it: Acquiring a duplex with low rents and deferred maintenance.

You personally would not receive any benefits at this time, but you control the asset and it would grow tax-deferred for your future use. 

Typically, the county will have their people speak as to the value of the property, you will obviously be able to present your case, and then the school board will be able to present a 3rd opinion of value. 

There are non-tax considerations, especially so in the current environment.I'm hearing from my clients that it's very difficult to get contractors on the job and they're charging an arm and a leg because they all have an incredible backlog of work.In the current environment, I'd say the less risky path is to acquire a property without deferred maintenance and do a cost seg if it is beneficial.

As long as you purchase at least as much as your net sale you will defer all tax. 

How can I present these terms to a potential investor which would seem appealing, as well as give them some kind of protection? 

It sounds super beneficial and hopefully the buyer is in agreement with it once presented.