As long as you purchase at least as much as your net sale. 

I have a followup question - I will realize a lot of capital gain from this home in Idaho, so I think unless I purchase a new primary residence I will have to pay that capital gains tax. 

If there isn’t significant equity capture at this purchase price, and it’s not in a great location, this would be a pass for me.

You do have to purchase at least as much real estate as your net sale if you want to defer all tax.TICS are generally cash deals. 

The last house I purchased was $227,500 and we put down $85K. 

Purchase price: $98,500 Cash invested: $15,000 owner financed on duplex, bought from a friend of the family. hopefully many more to comeHey @Jeffrey Eschbach, welcome to the BP Forum!

Really looking to get some more properties asap.

I have used HELOCs for probably most of the purchases of the properties I own. 

Most commercial lenders do not require any seasoning for that entity which means that you can create an LLC and use that entity to purchase the property immediately as long as you have the proper documents.

For folks in similar markets who are willing to do their homework and who know the area they want to purchase in, it seems like using a hybrid approach might be feasible.