Loans over 10+ property

[Kris Gupta]

Good morning folks. I currently own 15 single family homes. Out of which 5 are fully paid (which are about 1 Million) and I have 10 homes which has mortgage on it. All of my loans are conventional 30 year loans. As you know Fannie mae, Freedie mac has a limit of 10 loans. My question is how to get loan for another property which I am planning to buy?

These days interest rates on investment properties are around 3.5 % - 3.75%.  How can I get a loan below 4%? Can I get secured loan? Unsecured loan? Which banks or lenders? Interest rate below or somewhat close to 4% is very important for me.

I have never worked/try with private lenders. My understanding is, private lenders give very high interest rate around 6% or above, even though my credit score is around 750

Any advise on this will be very helpful

Thanks

[Jim Blackburn]

@Kris Gupta - 

Blanket loan to finance all in LLC and remove all from personal credit, then you free up personal credit for 10 more properties.

Downside: Blanket loans are commercial loans. Rates are higher than residential loans and there are no 15 fix or 30 fix options. Only 5,7,10 arms and usually have origination points.

Upside:  So what... what has higher value to you:  A) save a 1/2% on the rate or B)generate 5% appreciation on millions of dollars in additional real estate?