10 institutional loans and private lenders

[Rob Sasser]

Hello all, I am trying to buy 10 investment properties with 10 conventional loans.  I want to take advantage of the low interest rate and 30 year terms.  I have 4 properties now and 6 to go.  It is taking about 4-5 months to buy, close, rehab, get my money out and do it again.  I would love to be able to buy properties faster so I thought about exploring some private lending.  If I do some deals with private lending will that hurt my debt to income ratio thus hurting my ability to qualify for conventional loans?  And also if you have to get a private investor loan at a higher inters rate, is there a way to "refinance" it later to a lower rate if you already have 10 conventional loans?