I own 15 properties including my own home and one is in my self dirrected Roth. My wife and I are buying a new house and attempting to pull money out of the rentals to pay a down payment or even pay cash for it. I can explain why I would do that later. I'm running into several roadblocks. We have been working with a local bank on a lot of deals in the last few years and have a good relationship with them. However when we talked about getting some refinancing done they said out debt service number has gotten to low. After a lot of looking I have a plan that may work but and they are on board with it but I'm still running into issues. I should give a run down of what loans we have.

#1 Our home. 30 yr fixed

#2 rental, sfh, 30yr fixed, snd with local bank 15 yr fixed

#3 rental, duplex, 30 yr fixed, HELOC

#4 rental, sfh, 30 yr fixed, and with local bank 15 yr fixed

#5 rental, sfh, 30yr fixed only

#6 rental, sfh, 30yr fixed only

#7 rental, sfh, 30yr fixed, HELOC

#8 rental, sfh, 30 yr fixed, snd with local bank 15 yr fixed

#9 rental, sfh, 30 yr fixed, snd with local bank 15 yr fixed

#10 rental, 4plex, 30 yr fixed, snd with local bank 15 yr fixed

#11 rental duplex, 30 yr fixed, HELOC

#12 rental, 3 Plex, LLC owned (all above are personally owned. 15 yr fixed with local bank

#13 rental, 16 unit apartment building, LLC owned, 15 year fixed with local bank, small seller snd 15yr fixed (13k owed)

#14 rental sfh LLC owned, 20 year fixed with local bank.

we have lots of equity in the last 3 properties enough to buy the new house out right.

bit we have some personal debt that has crept up and even if we pay it all off the bank is nervous we will rack it up again.

The silly part about that is most of it is credit cards and the HELOC loans that we used to do 2 major projects last year and this spring. One was a 65k roof on the apartment building. The other was a 80k full gut remodel on #15 above. The balances are no where near the sum of those.

We also did buy 2 used cars the first time I ever had a car payment actually.

local bank wants everything paid off and almost everything closed. Seems a bit much.

We do have the new house under contract and a contingency is that we close the commercial loans to get the down payment.

The current iteration of the plan is to refi all the properties that have the 2nd mortgage with the local bank (5 of them) into new 30 year fixed. The reason is to get the payments lower. Could be a 1200 a month difference.

Then refi the last 3 properties with new commercial loans to get the cash to pay personal debt, and down payment on the new place. Or pay cash. We don't want to move immediately so that is throwing up some additional barriers to the process. If we were we could get a new 30 yr on a primary but if we call it a second home that won't work. We may just have to move sooner. However if we pay cash we could get a new loan once we established resedency. Here's the other rub. We have 11 secondary market loans. 9 in my name, 1 Joint, and 1 in my wife's name. Mortgage guy is saying anything over 10 precludes us from a new loan. I thought ok. We will refi one more to commercial. But now he says how they read the guidelines they count commercial too. We are way over 10 at 14.

Now a broker we are taking to says he's wrong. And here's a way to look at it. Suppose you had 10. Guidelines allow you to get a new secondary loan on a primary but by the above logic you would then be barred from refis on the first 10.

Anyone have a better plan?

Im working with a big credit Union

annother small bank and a broker on this as well.

Perhaps a hard money bridge loan?

Ive got good hair but I'm getting worried.