I've been wanting to expand out of my market in Iowa, and see that the Winter Haven, Lakeland, Haines City areas are similar to purchase points as my market.

A mortgage lender can help determine if refinancing or tapping into equity might allow you to acquire additional properties.Consider a 1031 Exchange: If you're open to selling a current property, a 1031 exchange can defer capital gains taxes while enabling you to upgrade to a larger or more profitable asset.

Every house I have purchased was sold "as-is" (good opportunities) and had no bearing on the deal.

My mother purchased a property on 2011 for 480000 in California.

Deviations from the Private Letter Rulings will significantly increase your risk of structuring this type of advanced 1031 exchange.You should discuss this more advanced 1031 Exchange structure in greater detail with your legal, tax and financial advisors to determine your comfort level with this complicated 1031 Exchange structure and the inherent risks involved.

Purchase price: $225,000 Cash invested: $56,000 Purchased 4-plex from a wholesaler.

Lenders usually determine whether properties are lendable based on the debt service coverage ratio. 

I always look at the exit strategy for the property to determine which kind of Creative Finance I would use.

Today, I used those proceeds to purchase a 5-unit commercial retail building without coming out of pocket at all.

Since you purchased your primary recently and in Houston, I personally am bearish on your appreciation potential.