This ended up being harder than I originally expected due to a number of factors, but probably the biggest one was that I had built my business up so quickly and had completed so many properties before I ever filed my business' first tax return.

Good morning everyone,Quick question as I am still new in the real estate world.

I don’t want to pounce on a bad deal just to hit that mark.I’ve started our search by scanning through and quickly analyzing properties I’ve found on sites like LoopNet, Realtor.com, and Redfin.

But this may be then most logical option I have 3) I am quickly approaching 45 days and rather than rush into something just pay the damn capital gains tax.

Pay off that 25% debt as quick as possible. 

If so what's a good way to quickly determine the difference?

I'm wanting to invest in a multifamily property somewhere in Western WA and the market moves quickly, so offers with sale contingencies are tricky.

@Matthew RayLook into the BRRRR strategy here on BiggerPockets, which is essentially what @Caleb Heimsoth is talking about.If you're buying a turnkey property that needs no work, hard money doesn't really have a purpose, although it allows you to place a quick-closing offer that may get you the deal in a competitive market, and then you can refinance right away into a conventional or long-term loan.

We were looking to get a HELOC while our current house-hack was still owner occupied, but we may be hopping on to our next property a little too quickly to make that work.

Maybe increase your marketing budget, change your content or try a different strategy all together.Unfortunately marketing effectiveness changes rather quickly nowadays.