Financing strategy advisement?

[Neal A.]

We have a number of properties in the NE Philadelphia that are currently under an LLC and are now paid off. We buy/rent/hold.

We'd like to tap into this equity but discovered that borrowing money when an LLC is involved produces rates that are so high it's difficult (borderline impossible) to cashflow from properties in the area.

We'd like to consider taking personal loans or HELOC as the rates are much more appealing and it allows us to still tap some of our personal equity. I'd then like to transfer the property into an LLC with the understanding that there is a transfer tax in order to do so.

However, the big article of debate is whether or not lenders would institute their due on sale or transfer clause. The forums are rife with stories that move in either direction. Some investors say they have been able to do this, others report that it is not possible without being called. 

1) Does anyone in Philly have any direct experience with this scenario?

2) Is anyone aware of lenders or lending strategies in the area that may be more viable? An investor's dream is the lowest rate of interest over the longest period of time to cash flow.

3) Knowing the situation would you pursue a different type of strategy?