New investor seeking opinions regarding portfolio expansion

[Marco Campos]

I currently own a 4-Plex that gross $3K and cash flows over $2K a month. The property is a B- or C+ type and has at least $300K in equity thanks to the rise in value since the Aug 2012 time frame when I acquired it. I have 750 credit, net $12K a month in salary excluding my passive income, and have $50K saved (saving at full throttle now that I have small revolving debt). I am looking for advice in what is the best way to expand my real estate portfolio to increase my cash flow. I am thinking of acquiring another income property via a FHA 203K that cash flows, possibly sell my property and 1031 exchange into an apartment building, or buy turn key properties out of state, where the cash flow is greater than in Los Angeles area and the 20% down payment is smaller. The property I have is completely renovated and a true passive income as my PM does all the work, tenants pay timely, and since its new, I don't have repair issues; thus, I really have more preference into just increase my portfolio. Any opinions welcomed, and thank you for your time in advance.

[Brian Burke]

Welcome to BP, @Marco Campos.  I was in a similar situation 15 years ago.  In my case, I had one house and one condo that I exchanged for a 16 unit apartment building. I didn't even have to go outside of CA.  It worked out great for me, it was my entry into the commercial Multifamily asset class. I've acquired hundreds of units in multiple states since, and none of that would have happened had I not sold those two properties and done that exchange. 

Another option would be to do a cash-out refinance and use the proceeds to acquire additional property. Be sure to perform an analysis of the cash flow now vs. cash flow with higher debt service and additional income from the other properties. You want to make sure that you are increasing your portfolio level cash flow, not decreasing it.

Enjoy the trip up the ladder!