What Am I Doing Wrong?

[Account Closed]

First off, I have to say that I have seriously loved bigger pockets. It has completely transformed my outlook and my life! I cannot say enough about the amazing advice and basically free education I’ve received. 4 years ago I had $10,00 and no idea how to spend it.

Today I've got about $300k in equity spread across 3 properties which are at 70%, 80%, and 85% LTV. Total assets are at about $1.1M. I bought each, lived in it for a year or so, found a renter and bought another. I haven't flipped or rehabbed anything. I've been fortunate to have hit the Phoenix market just at the right time it seems. Ive also bought in great areas and all 3 are Class A with zero issues finding quality renters to date.

My issue right now is that I don't have a ton in reserves (less than $30k) and I don't know how to scale it. I could peel off some equity on house #1 with a HELOC but I don't want to refinance because all 3 are at owner occupied rates which I bought down I could never beat.

If I rely only on savings it will be a while before I can pick up #4 with a decent down payment. I could potentially buy another primary and do my first FHA loan with 3.5% but I think that's putting me over the top in terms of my leverage comfort level.

I’m sure there’s got to be a financing trick I am missing. Please help! The PHX market is on fire and I want to acquire assets as soon as humanly possible.