When doing a diversification or consolidation exchange the IRS is not concerned with the number of properties but rather the amount.  

But a good consolidated game plan can get you there. 

@Khaled El Dorry - Consolidate them into commercial mortgages and restart. 

Real estate wise, I'm planning on diversifying my portfolio across different pms and contractors to keep everyone honest, and consolidate my rentals to one metropolitan area instead of spread out across four, assuming I can unload at fair prices, and buy between 5-8 properties this year.

The CDC moratorium was originally set to expire on December 31, 2020, but the protections were extended by Congress under the Consolidated Appropriations Act, 2021, and further extended by another order from the CDC.Protection under the moratorium is not automatic.

We did a consolidation refi - merging 5 properties into 1 commercial loan - but just know that the Fannie Mae guidelines say, "how many financed properties are in your name" - not "how many loans do you have in your name.  

In Boston, I know there are limitations on consolidating real estate parcels if one is classified as "condo parking".

I was wondering if there is a way to consolidate all three of my mortgages from 3 separate multi family properties into one large mortgage with one interest rate?

SF to MF, or MF to commercial, or raw land to new construction, or several to one, or one to several is all fine.Your plan is what we would call a consolidation exchange. 

Commonly called a consolidation exchange.