This defers capital gains and depreciation recapture taxes on the sale of your fourplex.After converting it into your primary residence, you may qualify for the primary residence capital gains exclusion ($250K single/$500K married), but only for appreciation after the conversion; gains from the rental period remain taxable.

Unfortunately cap ex usually catches up to them and the appraised value rarely translates to a similar sale experience and all along the property has merely been a highly levered property.

You really have to learn the neighborhoods or work with a sales agent who does.

The market remains a seller's market, characterized by higher prices and faster home sales.

My foreclosure sale date is the end of March 2023 and I will not anticipate getting paid from the sale for another 5-6 months. 

That typically puts your rent to sales price around .75-.8 ish give or take but these areas tend to appreciate more consistently from what I've seen and the rental clientele is more consistent. 

I would take all of the details of your current properties, project what the sale would be, and what does that leave you to invest?

Duplexes for sale starting at $585,000 with a 3.75% interest rate.

Purchase price: $125,000 Cash invested: $75,000 Sale price: $248,000 Decent fix and flip completed in 2024.

Purchase price: $341,000 Cash invested: $136,000 Sale price: $519,000 A house that I bought, renovated, and sold.