Have you gotten out of the original hard money loan or still paying the double digit interest cost?

For instance, states like California, Oregon, Montana, and Massachusetts have "clawback" provisions, meaning they may tax deferred gains if you eventually sell the replacement property and don't reinvest within the state.

., selling a non-grouped rental property in a taxable sale to a non-related party, both current and suspended passive activity losses generated by that activity can be deducted. 

If you are doing a BRRRR the rehab for a rental you intend to hold might be different than a flip you intend to sell.

If the numbers make more sense on the 6 unit, then maybe look into selling your duplex and doing a 1031. 

I had one were we did not get to it for a while 6 months or so it was just boarded up.. when i went to sell it wholesalers were going through it said it smelled bad.. one of them finally went down to the basement and found a corpse that had been for quite a while. scared the heck out of him..

I clean it up a little and sell it for more and a higher interest rate.

If its the opendoor that was buying all this real estate as a tech company now looking to sell, they are known -whats your question I guess?

If you can hold on till first part of January the showings and everything else should pickup.This would be my action items: 1. hire a new agent that can sell the place, and get you numbers are rent and selling and sell the place. 2. be honest on the numbers you can get on an ARV so that you can sell it 3. start to get the conversation started with a couple lenders on what these numbers on refi would look like for you and this property 4. my suggestion would be to refi/rent before selling at a loss because if numbers work you can hold for a couple years then sell, but this is dependent on your cash position and liquidity of your situation. 

As a result when the brokerage acts as the listing and selling brokerage  it saves both home sellers and buyers money.