Cash all tied-up, stressed-out; advice needed!

[Jacqueline Coombs]

Hi, everyone! I am stressing out as I seem to have gotten myself into a pickle with my cash all tied up! I do believe there is a solution so I am asking for some seasoned advice. Here is my current situation: My portfolio: SFR #1 purchased conventionally Oct 2016 for 55k, rented for $800/mo which is $300 under market until lease is up and I can update property and rent it for $1100/mo. Value is about $70k as-is 11k down, financed 44k SFR #2 purchased with my own cash Feb 2017 for 28k, rehab (my cash) came to almost 35k, ARV approximately 80k and will be rented Aug 1st at $1100/mo. Total cash invested 63k SFR #3 purchased with partner June 2016 for 32,500, rented at $1050/mo section 8, needs updating eventually with ARV approximately 85k. Total cash invested $16,250 (I want to buy out my partner. His 16,250 + another 10k, so 26,250 total to buy his portion, then I will be all-in for 42,500.) Condo pending now and after sale I will have about 60k to use to put into other purchases. (I spent about 10k more than I planned on rehabbing it but I am still coming out about 15k ahead.) Off-market SFR under contract for 36k, needs about 20k in repairs and will rent for $1100/mo. I don't want to let this one go! Not Real Estate but I have a healthy amount in stocks which my husband and I would like to leave alone for now. Problem is, I am completely illiquid. Credit cards are carrying a balance after rehabbing the condo which is very uncomfortable, my rehab reserves are tapped out and I also have a 401k loan out for 50k which is taking a large portion of my husband's takehome pay from his job due to the 50k loan 5 year amortization. After my condo sale closes, I will have enough to buy my partner out of SFR #3 but not enough to also buy and rehab the off-market SFR. I have considered wholesaling the off-market SFR but with the competition in the market, my gut is telling me to figure something out and hang onto it! If I could get a cash-out refi on SFR #2, it could work but the timing would not if I went conventional. Ideally, I would want a commercial blanket loan to cover them all and take cash-out or a LOC to keep BRRRRing. My first goal is to BRRRR until I have at least 20 cash-flowing units. Has anyone else run into this situation? I have talked with a few mortgage brokers and I keep running into the seasoning requirements and they won't touch the partnered deal. I think I need non-fanny and Freddy financing. I am almost paralyzed looking at dozens of lenders and the thought of going through conventional financing again turns my stomach, lol. If anyone has the time to read this and reply, I would be thrilled to hear what your opinion on the situation is! Thanks a bunch! Jackie Botham, GR, MI