Right now we are in the harvest stage I call it now.  

Perhaps I begin the process now, find my first duplex through the MLS, then when I'm ready for house #2 the seeds will be ready for harvesting?

If you think there's a huge profit, why not just harvest it from the properties through mortgages? 

1031 if the property is used in a trade or business, or held as an investment.QOF.Installment sale as the property is not mortgaged.If you have depreciated capital assets, harvest the capital losses in the year of sale.Offset with a large retirement account contribution in the year of sale (if possible).Offset with a large donor advised fund contribution in the year of sale (if it aligns with your goals).All have their own pros, cons and risks.

If so, you could look to have it harvested.

Don't hose me here; I know nothing about mutual funds aside from the tax loss/gain harvesting I do from time to time. 

There is lots of potential that is not being harvested with these leads.

If you refi, you likely harvest additional capital.

@Randall Weatherall I think the best spot in our area to invest in are Madison, Toney, Harvest and Hazel Green.

Don't know your size, but you might think of Loss harvesting.