My understanding is that the $480K qualifies for 1031 treatment and tax deferral.

Has any one had any success helping a seller get tax lien relief in the past or negotiated with the city to get the amount of tax liens on a property reduced?

If you can get into some properties in Salem or Nashua that might make sense too but the tax bill might eat a good portion of your profits. 

Have the deed holder be an entity (the exact entity and state of filing should be determined by your legal counsel with input from your tax professional). 2.

Would I still pay taxes on what I don't spend on the down payment?

Question for the tax pros out there.If someone inherits a home from a trust after death of the owner, and the home is their primary residence, does the two year period to exclude capital gains on the sale of a primary residence start from the date of death or the date the house was distributed from the trust? 

With flat-fee, then everything is WAAAY simpler as you don't have to calculate anything and the buyer knows exactly what you charge and will always know what you charge so no surprises and having to explain to them why one deal owes you more money than another.

Investors can anticipate potential monthly cash flow income that may be tax sheltered using depreciation.

Nevada is also a landlord friendly state with low property taxes.

They can ensure a smooth transfer and advise you on potential legal and tax implications specific to your situation.