Or you take the equity and 1031 exchange it into a consolidated larger multi family.  

The consolidated list from the article (full citation: https://finance.yahoo.com/news/8-reasons-why-owners-sell-173513089.html)Reasons to sell your investment property.-- There are tax code advantages.-- Loan terms may be ending.-- Market conditions are strong.-- Other real estate sectors look cheap.-- Building has reached full depreciation.-- Taxes may be increasing.-- Rental income is stagnant.-- Long-term tenants leave.

I've been in the process of consolidating all of my leases so they end May-June.

If you are selling 3 $200K properties and want to consolidate into one larger asset it will need to be a purchase of at least $600K if you want to defer all tax.  

But once I refied and consolidated, my score would shoot back up to previous levels of not higher.

Here's the details:1) A local nonprofit is consolidating three offices in to one.

In fact we pulled out of Milwaukee propper and consolidated and expand into the northern suburbs.

.), Family Trusts etc.2-Can consolidate various mortgages into ONE portfolio loan3- No mortgage Insurance4-Will loan on BOTH Commercial Residential (5+ units) and Commercial Business (retail, office, warehouse etc)5-Loan Amounts range from $45K minimum (residential) to maximum $5M (Commercial).6-Do NOT need a job, income to apply.7-No limit on the number of mortgages you can have8-In some instances can cross collateralize property4 DISADVANTAGES of NON-QM Loans/Lenders1- 20% down payment2-Typically 2 pts lender fees or more3- Slightly higher interest rate if your credit is below 700 or the the property DSCR (debt service coverage ratio) is below 1.3.4- Show 3-6 months liquidity left over after you close on the property

(Defense)My answer:I'm selling 3 homes in 2019 and 2 homes in 2020 not just because I believe we are at peak or near peak or just beyond peak market values, but also because I am consolidating my equity. 

.), Family Trusts etc.2-Can consolidate various mortgages into ONE portfolio loan3- No mortgage Insurance4-Will loan on BOTH Commercial Residential (5+ units) and Commercial Business (retail, office, warehouse etc)5-Loan Amounts range from $45K minimum (residential) to maximum $5M (Commercial).6-Do NOT need a job, income to apply.7-No limit on the number of mortgages you can have8-In some instances can cross collateralize property4 DISADVANTAGES of NON-QM Loans/Lenders1- 20% down payment2-Typically 2 pts lender fees or more3- Slightly higher interest rate if your credit is below 700 or the the property DSCR (debt service coverage ratio) is below 1.3.4- Show 3-6 months liquidity left over after you close on the property