Hard money lenders are often more willing to take on higher-risk projects and offer faster closings, but the trade-off can be higher interest rates and shorter terms.

You can also trade up these properties quicker into other properties where you can force equity.

My dilemma has been that I've gotten a little behind on some revolving debt that selling this property now could eliminate in addition to giving me cash on hand to trade into some better value or start a new construction duplex project I've been wanting to start.

@Anthony KolbuszBRRRR method is a fantastic strategy, especially with your trade experience.

As for your Index funds, if you were trading indices such as SPX, you would have the favorable tax treatment accorded to §1256 Contacts:  60% of gains are Long Term Capital Gains, and 40% are Short Term capital gains.

That said, you also want to be calculated on trading up.

Then you can trade up to another property where you can force equity. 

If you have no money you can try to earn equity in a deal with your time (finding deals, managing the property, etc), or skill (learn a trade, get your GC license, etc) I read that book in Sept and wished I had read it sooner! 

Wade executed the very first “non-profit only” government non-performing note trade with HUD.

Here's why:Deep Discount Buying OpportunitiesAfter a period of aggressive rate hikes, many real estate assets are trading 20-30% below peak prices seen in 2021-2022.