Looking for a mechanism where I deferred or minimized the tax consequences in a capital gain when selling an investment property.

@Charles SoperSeller-financing is allowed and is a preferred mechanism for obtaining leverage within a retirement plan, which must obtain non-recourse financing to avoid Prohibited Transactions.

Nope, do you need a mechanic?

How much we set aside for mechanicals depends on the age of the mechanicals.  

new roofs new mechanicals etc etc. not to mention one bad tenant and your right about turn over costing at least a month of rent plus a re lease fee.. none of that is backed into these returns. 

I do property maintenance for several companies in the Buffalo area and we stick to the Honeywell round mechanical.  

Perhaps you can give me some advice:If the tax lien is $10K, and there is a mechanic's lien for $100K, and the mortgage is for $100K, and the tax deed is sold for $300K on a $400K house at a tax deed sale, who gets paid for what amount?

You should have some kind of forced buy/sell mechanism so that you don't have to resort to litigation to split up the business.  

So is investing in stocks, but the mechanics are simple and restrictive enough to begin with that you do not notice so much. 

There are no pool mechanics so that will need replaced as well as the liner.