So, where can she move her money after selling in order to avoid capital gains tax?

To provide clarity about my situation, I am currently job transitioning and would greatly appreciate insight on building a portfolio with income limitations.

I sold a few homes in Jackson MS to Naca buyers.. its a process and the homes had to be in perfect condition before naca would close  IE FHA or VA appraisal standards at the minimum.. the program is designed for first time home buyers or low income home buyers also NACA was very firm on us ( the seller) buying down rate and closing costs. 

Also any advice on how to lower the tax on my flips. 

The next house will bring in passive income (rents) and that plus the equity it builds can wipe out debts fast!

This property cash flows before the ADU.Now im about to graduate college I make more than enough to live on due to having another profitable business with a partner though I have some major personal life changes coming  that will take a lot of my income but I will still be able to save an amount I am happy withIn this position where should I go?

My goal is to create a scalable entity structure that balances general risk and tax liabilities. 

The next step is to pull out some cash typically a cash out refinance and use that cash to put down on another investment property.Are you strictly using your liquid reserves/earned income to buy versus using the equity to pull cash out?

HELOCS do exist for rental properties but you are usually capped at 65-70ltv and these will most likely require a full underwrite that takes into consideration taxes, income, dti and all the normal quasi-associated red tape.

On the plus side, lenders review that as well as they will look at the size of the congregation, giving strength, as well as other sources of income.