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

If I act as my own realtor and end up purchasing a property and receive a commission does the broker I'm affiliated with get a piece of that?

What type of property do you plan to purchase(Single, multi, commercial, etc) and where do you plan to buy it?

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.

Purchase price: $355,500 Cash invested: $75,000 Rental Property near community college What made you interested in investing in this type of deal?

Purchase price: $360,000 We bought this stacked duplex, lived in one unit for 2 years and moved on.

Unless y'all have an incredible W2 to help with the purchase, you will not find something that "works" in the Triangle and in a good/safe location.

You can't actually pay it off directly because they've been securitized, and the people who invested in those securities did so because of the specific certainty of the payment schedule.What you do in a defeasance is use the proceeds of the sale or the funds from your new lender to purchase treasury bonds that are packaged to make the exact payment amounts and timings on the remaining term of the loan, and then assign those bonds to your old lender.

The only two ways to rectify this are (1) purchase the property far below market price or (2) significantly increase the property net income usually through some method of “repositioning”. 

I have programs that require only 10% down for the purchase, and will finance 100% of the rehab.