Will refinancing 3 SFH next year at the same time be beneficial?

[Account Closed]

TLDR; Will refinancing 3 SFH homes at the same time give me negotiating power to get better rates/lower fees?

Background: We bought SFH1 in 2015 with 3.5% down on a 15 year mortgage. Then we rented it out and bought SFH2 in 2017 with 5% down. We recently rented out SFH2 as well and bought SFH3 with 7% down that will be living in long term.

Concerns: We are paying a lot of PMI right now because we bought all the homes with little down. We've seen considerable appreciation due to the area/timing we bought, which is the reason for us spending so little down. I am trying to decide what to do with the rentals long term but we live in a good growth area (Raleigh) so I am hoping to hold on for at least a few more years.

SFH1 - 150k mortgage, 290k value, rented at $2k/mo, 15yr mortgage is $1700/mo, $90/mo PMI

SFH2 - 245k mortgage, 320k value, rented at $1700/mo, 30yr mortgage is $1700/mo, $200/mo PMI

SFH3 - 320k mortgage, ~400k value, 30yr mortgage is $2300/mo, $325/mo PMI

Looking to make a decision in the summer of 2020, so the numbers above are 2020 numbers. I've heard doing a cash-out refi is tax free on the capital gains, so with SFH1 coming up on the "occupy for 2 years out of 5 rule" I need to make a decision there. SFH2 is close to being 80% LTV now, and SFH3 will be 80% LTV next summer with a few upgrades (that I don't have a problem doing since we're planning on staying there long term).

Assuming I'm not tired of being a landlord by then, this is my plan:

- Cash out refi SFH1 to a 30yr and avoid capital gains on at least 70k of appreciation. This will reduce the mortgage to approx. $1200/mo and give me ~$60k back in the bank for future investments. 

- Refi SFH2 at the same time - could this get me slightly better rates or save on refi fees? Maybe I should wait until I come up to the "occupy for 2 years out of 5" deadline 3 years later and do a cash out refi then instead? I'd ideally rent SFH2 until at least summer 2022 anyway. 

- Then, spend what is needed (guessing $10k) to have SFH3 appraise for 80% LTV and do all 3 refinances at the same time? Separately from SFH1 and SFH2, I am planning on doing this regardless of the rest.

Basically, the deadline will pass for SFH1 to be capital gains free in the summer of 2020, and I am trying to formulate a plan for continuing to rent SFH1/SFH2 out until at least 2022. I know 1031 exchanges exist, but I am completely unsure if I'd like to do that down the road. I'm guessing I'll be tired of landlording by then. What would you do?