For 2024, I will have a significantly higher W-2 income (600k) due to unplanned stock option income (company I work for was purchased). 

Purchase price: $151,000 Cash invested: $60,000 Last year I bought my first investment property, a duplex with 2 bed/ 1 bath in each unit.

You can move on from there and purchase a SFH if you don't like sharing a MF. 

Okay, so you specifically want arbitrage instead of to purchase something?  

When trying to do the deal analysis on my current property, it’s asking for the purchasing and closing costs.

And the IRS requires that all of the proceeds from the sale be used in the purchase of their new property. 

There is some purchase transactions and still private work (as I noted above). 

I would try to do 80% purchase loans on both.So 70k*80% = 56k loan amount 14k down payment + you will also have closing coststhen 120k*80 = 96k loan amount and 24k down payment + your closing costs So you will have about 32k - closing cost and loan costs for an additional investment

We are purchasing a 6 unit Apartment building in a small central Texas town. 

They cover the auctions and otc sales in a commendably detailed form, but when the sequence reaches the point of making a purchase, the instructions stop.