Refinance/Cash Out or Outright Sale

[Andrew Hansen]

I started out investing in real estate a little over 2 years ago as a way to diversify my portfolio. I am still rather young (26), but have found real estate investing much more exciting/lucrative than other investments. Since beginning my journey I have acquired 5 rental properties that are all cash flow positive. These properties are also located in areas that have seen rapid gentrification, with several having appreciated upwards of 50% so far! As of now, my strategy is to buy and hold as many CF positive properties as possible. Given the rapid price increases in my market (South Philly), I am wondering if it makes sense to take some chips off the table and either sell 1-2 places outright, or simply do cash out ReFi (places would still be positive CF positive after refi). I am leaning the refi route as it will help me accumulate more properties, while I also expect modest appreciation in the coming years. My only concern is the rising rate environment and the impending economic slowdown many economists are expecting (granted they have been saying this for the past 12-18 months), and what impact this could have on getting overly levered. Hoping to find some investors who have a similar strategy that could provide me with some advice. Thanks!