What did you buy for $450k? 

Purchase price: $330,000 Cash invested: $360,000 A cash (silent) partner and I are buying this duplex, flipping it to an ARV of $460,000 then doing a cash out refi or selling it for a profit.

But…The Fed does buy mortgage bonds (mortgage-backed securities).

Where you start and what kind of property you buy will be dependent on what youre trying to accomplish, i.e., your goals.

You can't directly do something to allow you to sell the flip, and buy the triplex without paying gains. 

I want to buy a property from MidSouth Home Buyers and it say it’s a cash flowing property but I don’t know how accurate they are.

If that price point is too steep for the size you want to reitre into then buy two replacements. 

By the time I was ready to jump back in and buy again rates had shot up as had prices.

Quote from @Brittany Kelly: I keep reading mixed answers about buying homes at auction.

There is an offer to buy but if I include everything I've spent over the years, mortgage P&I, taxes, insurance, HOA, and recent repairs, I will just break even.