Quote from @Steve K.: Quote from @Sean Ross: @Ralph McDaniel,The IRS applies the Long-Term Capital Gains rate to investments that are held for more than 12 months. 

Then I took out a HELOC to buy the second house hack and did an FHA 203(k) loan to remodel and expand the main house and convert the garage into an ADU.

Take a look at either your Retained Earnings line (if you're reinvesting cash into the asset), your Shareholders Equity (if you have partners and are pushing out K-1's, at the end of the year) or Owners Equity line on your Financials, you will clearly see what I'm talking about, the financials don't lie unless you're cooking the books or doing them wrong.

Quote from @Jim K.: Call them, make an appointment, go over there with your wife, knock on the door, and introduce yourself.

Quote from @Kristi K.: Quote from @Clint Jusino:  I'm guessing around 30-40k in rehab. 

With only a $50 or $100 origination fee, and "essentially" not losing any money to an interest rate, TSP loans are probably one of your cheaper loan options out there.I just took out a 40+k loan from my TSP to invest in other ventures and it was a very simple and straightforward process. 

If shes onboard with your plan of taking out 50ish k mortgage and take the rest in cash then do that.

@Steve K.

Most of what I have gotten as of market properties require a good amount of renovation, roughly 70 K and above. this is my first investment property and I am reluctant about putting in 70 K for rehab.

It is possible to borrow from an employer plan like a 401(k).Some people claim to "borrow" from an IRA by executing a 60-day rollover.