I buy real estate but I carry debt which is actually tax deductible, my money works for me.

My check was 149.5 after deductible.

While qualified dividends get preferential tax treatment, real estate offers:Depreciation deductions1031 exchangesCost segregation opportunitiesHome office deductions for your management activitiesAnd more!

3) What specifically do you mean about needing cashflow proceeds in 2 years?

Since part of your property is a rental, I believe a portion of your mortgage interest should be a tax deduction unlike your other debt.

Be mindful of short-term capital gains tax, as profits from flips held for less than a year are taxed as ordinary income, and frequent flipping may result in self-employment taxes.While profits from flips do not qualify for 1031 exchanges (since flips are considered inventory, not investment properties), you can minimize your tax burden by deducting allowable expenses like renovation costs, loan interest, and holding expenses.If you're considering diversifying into rentals, explore opportunities to benefit from long-term tax advantages such as depreciation and lower long-term capital gains rates.

Can still use the $250k primary residence deduction per spouse on capital gains.  

We generally advise our clients to go ahead and pay the recapture rates if death is the alternative.The good news about recapture - the deductions are a deferred tax liability to you, and an interest free loan from the government.

Specifically, you could forego hiring a property manager in the first year, as this is when you would want to apply a cost segregation and accelerate depreciation.

In some cases interest paid on the HELOC can be tax deductible if the funds are used for home improvements.Best of luck from Fort Worth!