I feel like I am in a rut. Interested in hearing feedback.

[David J.]

Hi I am new here. I came looking for some advice. (hopefully this is the right forum for advice)

I feel like I am in a rut and do not know how through break through. I want to have many properties and have lots of passive cash flow but have stalled. Here is my current portfolio

5 properties (4 in expensive California bay area and 1 in Oklahoma) all managed by me except Oklahoma is managed with company. 

List with descriptions: 

• Property 1: 200K equity and $1400 cash flow monthly.  section 8 renter, refinanced 1 year ago 25 YR loan 
• Property 2: 150K equity and  $750 cash flow monthly. section 8 renter, never refinanced. 30 Yr loan. bought 2014
• Property 3: 92K equity and  NEGATIVE - $1300K cash flow monthly.  My live in home. I rent 3 bedrooms but with $3000K mortgage I still lose $1500 monthly.
• Property 4:  140K equity and  $900 cash flow monthly. Section 8 renter. never refinanced, 30 yr loan bought 2013
• Property 5: 40K equity and $50 cash flow monthly. Oklahoma house managed by property management.  refinanced in 2016 30 yr loan. 

I have great FICO but only about 20K in bank and no real 401K or anything like that.  Job has decent salary of $100K 

Here is where I am stuck. What is my next move? 

I hear about people getting "52 properties" etc. but how? I don't have enough for down on any new property. I live in very expensive area and any deal I find requires lots for down payment. They always want 6 months reserve funds also. Plus with 5 mortgaged properties they want 25% percent down on next investment. I feel like I have stalled out. 

What would you do? Please if you can offer advice. 

Thank you :)