I need help, not sure what to do with consolidating debt/life

[Tom Server]

I'm seeking guidance on consolidating my current debts, as I've recently made several property purchases that have resulted in financial strain. I acquired a rehab property for $100k, funding it with $50k in cash and borrowing $50k from my 401k, which requires a monthly repayment of approximately $1,000 over five years. This property is currently valued at around $200k. 

Additionally, I hold $25k in credit card debt, with minimum payments totaling about $600 per month.

Furthermore, I own a rental investment property with a remaining mortgage balance of $170k at a 7.6% interest rate, while the property itself is valued at $275k. Mortage is around $1700 and rent roll is $3,500.

I'm particularly concerned that the 401k loan repayment is significantly impacting my income. I’m interested in exploring options to consolidate my debts, including potentially refinancing both properties to improve my financial position. Specifically, I'm considering whether it would be feasible to secure a loan for approximately $245k to pay off the credit card debt, the 401k loan, and the existing mortgage on my rental property.

I would appreciate any insights or strategies that could help me effectively manage and streamline my financial obligations. Thank you!

[Mike Grudzien]

Not knowing your interest rate on your own credit card with a $25k balance is perhaps one of the reasons you are in this situation.  I don't mean to berate you, but that speaks volumes.  This forum is good for ideas and some answers, but you really should find someone local in your area that you can sit down with, brainstorm and get advice from.  Look for a financial mentor and follow their advice.

Mike