Equity Rich so many Options.... What to do?

[Patricia Becker]

Ok, calling all masses because I AM STUCK!

I Have 4 debt-free properties totaling a bit over 600k in equity and 1 prime residence with a bit over 500k in equity, every number I crunch does not help me with Cash flow goals (not interested in appreciation as much as cash flow) if this was you what option do you think you would pursue first? 

Option1- We could sell one of our properties and use it as a down payment on 2 other Properties, this would give us 2 additional mortgages of 150k each

Option 2 - We could refinance our primary home taking out approx 200k to use as a down payment on 4 properties (200k purchase price), this would give 4 additional mortgages of 150K each. (less desirable since our current rate is 2.25%)

Option 3 - A HELOC on our primary residence for 200k as a down payment on 4 others with a mortgage of 150k each. the challenge is cash flow would have to offset the HELOC cost, New mortgage cost, and still cash flow $500 per property.

Option 4- a portfolio loan for 200k leveraging all 4 rentals, to use as a down payment on 4 properties (this would essentially give us 9 mortgages if we pull it off) but would also mean we are leveraged on all properties opposed to having the 4 with no debt. the same challenge as option 3. 

Option 5 - Cool my beans, stash downpayment cash, then go conventional (this would take about a year, my bullish A-type personality does not like this)

Option 6 - Just sell the dang prime residence, buy 2 in cash with the 300k, rent a bit then use VA to buy another primary residence, then use the remainder to leverage another 2. (order is important for zero down VA Loans). but I also live in SOCAL and rents are more than my current mortgage, finding a rental is just as hard as buying a home..... and I am a family of 6.

what shuts me down is I can not find deals "under a mock situation" that would make sense for any option.