To defer all tax you must purchase in total at least as much as your net sale.

I've got about $525K in equity in the property, but lenders have told me that I cannot get a HELOC to access that equity for additional purchases because the duplex was financed as an investment - they have said TX law dictates that HELOC can only be used on primary residences.

I am in the process of refinancing.

I’m pretty busy with my job as it’s a 24/7 industry, I don’t have time to handle aggressively hunting for off market deals however I could still do it with mailers, as I’m in no rush to purchase right away.

I work full time as a nurse and have decided to learn more about real estate investing and hopefully purchase my second property by the end of the year!

@Allan Guerra, at least in Ohio, you cannot receive a commission based on the purchase price of a property without being a licensed real estate agent.  

Purchase price: $55,000 Cash invested: $440,000 Currently under construction and pre-leased for $6,195/month, this 7-bedroom, 5-bathroom student rental in Clemson, SC, was built using investor cash and designed for high-end student living.

We're in the process of getting our systems and team in place and really starting from scratch.

@Mike ReynoldsSeller financing is allowable for Solo 401k purchases.

Did you investigate the history of heating costs before purchase?