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.   

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

Your requirements to defer all tax are to purchase at least as much as your net sale. 

You’ll pay more for tax prep, more for record keeping, more for financing but what will you get?

In order to defer all tax you must purchase at least as much as your net sale ($500K ish). 

And it can work really well for you as long as you pay attention to the statute requirements.In order to defer all tax you are selling investment real estate and buying investment real estate of at least the same value you sold. 

Investors often obsess over how to defer tax obligations and ultimately make poor investments due to being hyper focused on taxes.

About 90k that will be taxed at 40% if I take it now.

The absolute best way to avoid taxes is not earn income.