Had a wholesaler reach out to me about a pre-foreclosure that goes to auction on the 10th.

How do I go about getting a pre approval low interest rate loan?  

I've been putting off STR due to the ease of the LTR model but would I be better off investing the money in a STR property through winter (ski area) to at least pay for itself plus gain the equity then re-evaluate in spring?

I have a duplex in which we lived for over two years within the past five years (Dec 2016-Apr 2019) and also a primary residence in which we have lived for over two of the past five years (Apr 2019-present).If I’m reading the capital gains tax rules correctly, only my current primary residence can be exempt.  

My PR has a 2.5 APR.

The reason I ask is if it's a pure investment -- and being close to Denver for personal reasons isn't important -- you could also consider some of the mountain areas in the front range that aren't ski areas.

The agent keeps asking for a pre-approval letter and the deal is stalling out. 

@Yola HayesMy recent experience with financing was at 3.85% with an APR of 4.2%.

I doubt I make nearly enough to be approved for a loan of that sizeAlso unless there's some financial voodoo that I don't know about I don't think 3.5% is going to get me squat, my realtor here has informed that if you can't bring a minimum of 20% down and a pre-approved loan to the table then your offer won't even be heard, people are snatching up $500k homes in straight cash the market is utterly insane here and shows no signs of slowing down, pretty sure I entirely missed my window to buy in Austin

Having that aort figured out allows you to have a Pre-approval already in hand and know the down payment needed or if you will use DPA - down payment assistance.