As to a 1031 exchange, you said you have properties all over and I gather you want to consolidate in your area.

As people move and consolidate living arrangements, if they are in your area, there will be demand.

Balance Loan Algorithm, Front end loaded compounding interest charges, Time Value of Money no no Line daily average balance , simple interest yes yes Therefore debts should be consolidated into a line because it has more advantageous features for the payee vs. the features of a loan.Average household income and expenses Income $4000 per monthExpenses $2500 per monthAverage household SurplusBefore consolidation $500After consolidation Additional $1000The line of credit should then be used as a checking and savings because of the more advantages features.

Steve,Most of the consolidation places will hurt you more than they help you.

Would it make sense for me to consolidate to a 15yr fixed loan at a rate likely in the 4's even though the monthly payment would be higher?

In their "Consolidated Statements of Operations and Comprehensive Income" (around page 9), they list their rental income and total revenues as almost the same: about $1.8 billion.They list expenses as:Property and maintenance: $309 millionReal estate taxes and insurance: $239 millionProperty management: $64 millionGeneral and administrative: $47 millionDepreciation: $528 million (!)

Best to see an attroney after you collect your contracts and consolidate the terms applicable to your deals.

In '06 I had to have two loans on teacher pay, did not have enough reserves for a down payment, assumed value would continue escalating and would refinance/consolidate both loans, with increased equity in a few years, and live here another ten years, retire and go home and live in Texas in a modest, low cost home, for the rest of my life.

If they are you may be required to consolidate.

I understand the need to consolidate this so that you only have one person answering to you on this, but the expectations you have are very demanding, and thus would be pretty stressful on even the most competent employee.