After 12 go to a conventional lender who will lend to me on the new ARV of the property, pay the private money lender back and use the proceeds to invest in a new duplex or another SFR and do it again.

Of course, that has its own risks but if the deal is good and you aren't worried they will close maybe you could put it out an extra 30 days or so to give you a little more time and then start looking immediately.Finally, I'm sure you know this but the intermediary must be involved before and at the closing on the relinquished property as the proceeds from the sale cannot "flow through" you or your bank accounts for even a nanno-second...Good Luck!

Example $200k in, $300k net sales proceeds, $100k gain.

Others have said it is only deductible if you use the proceeds of the loan to improve the property or for other real estate investments.  

I was kind of not buying it since I had to call him back but we proceeded to find the above mentioned damages, and then the electrical panel was in fact a Union Pacific and I terminated the contract.

I'm not sure of how to proceed in regards to discussing purchase price without agents/lawyers, or the order of things to be done. 

The TREC website has killed hours of my life and you're right-- the instructions are head-bashingly circular!!!!

It takes a special buyer to want to proceed.

I have already saved on certain items (cabinets/microwave) or decided not to proceed with the scope (doors/solid surface counters). 

They obviously get it as a whole, but still may have a hard time working within YOUR model if that differs at all from theirs.When it comes to finding agents to sell your properties, I say you find the office that has the most closed deals in the proceeding 3 months and give them a call.