This would allow you to indefinitely defer all of the tax if you sold, and use the tax you would have had to pay, to purchase something nicer in an area with a greater growth potential.   

Financing depends on your scenario and what type of property you're purchasing.

I've not yet invested in my first property, but I plan to purchase my first one by the end of 2023.

I've found an off-market property that would require $175k purchase, $35k down, $20k in repairs, with a conservative ARV of $235k. 

I found a house that I like to purchase in a great neighborhood and the exterior looks great for a 1922 stick built house.

I want to know more about the area and build a team that can help me purchase and manage properties.   

The only additional thing that needs to happen is make sure appraiser makes note of why the value increase in as is vs previous purchase price.

I've got about $525K in equity in the property, but lenders have told me that I cannot get a HELOC to access that equity for additional purchases because the duplex was financed as an investment - they have said TX law dictates that HELOC can only be used on primary residences.

To defer all tax you must purchase in total at least as much as your net sale.

Hey Cameron, for experienced investors I can lend up to 100% of the purchase and rehab costs on 1-4 unit properties.