How Do I Quickly Go From 3 Properties To 10 By End of Year

[Cassie Paul]

Hello, looking for the best way to get to 5-10 rental units by end of the year. I currently have 3 properties: 2 rentals and 1 primary.

Primary appraised at 140k in January and I owe about 93k on it. Current mortgage is $850/month and rent would be $1500/month. No PMI.
**I would like to move out of here and rent it and purchase a new primary.

Rental #1 is not appraised, guessing about 300k value with 204k left on mortgage. Rented out at $1900 and mortgage is $1630. This includes $65 of PMI that I can probably remove if I got it appraised.

Rental #2 appraised last week at $158k, I have $118,400 left in mortgage. Rented out at $1450 and mortgage is $735. No PMI

I have about $115k in liquid cash. What is the best way to get to 5-10 units total? 115k is not that much in liquid cash as I grow more and will need reserves. Got conflicting info here, some said PITI on each property for 6 months in reserves. Another said 2% of outstanding mortgages in reserves. So I probably need 40k in reserves, depending on how many properties I get, which leaves me with about 75k to invest. So really only about 2 properties with 20% down in the 150k range.

Should I do HELOC or cash out refi to get more? What is the best way to grow quickly. Thank you!

Credit score is about 780 and 70k/year income.