It may be a good time to approach the borrower to see if he has any interest in refinancing the property now that rates are at historical lows and consolidating the three into one mortgage. 

It was easy enough to search through prospectuses, but gathering a national average for merchant builder fees is proving more difficult than I thought, mostly because it's hard to find a place where they've been consolidated.

Although I paid only $150K on Okaloosa Island before the housing bubble, I did cash out on some equity to consolidate other debts and make some improvements (tile instead of carpeting, etc.) and my mortgage payment and HE loan are not based on the $150K.

Same situation if you want to sell multiple and purchase fewer ( a consolidation exchange), change type or geography, or move from active to passive management, prepare for retirement, etc etc etc.

I've owned property all over the country, and in recent years I've sold off and consolidated everything to Chicago...with only 1 property out of state. 

@Daniel DietzYou can do that, assuming that your business that sponsors the Solo 401(k) generates sufficient income to justify the $25K contribution you are considering.While this strategy "works" as a way to consolidate funds, you are foregoing the ability to generate more overall Roth wealth.

I am looking to consolidate the amount of showings to hopefully just one day.

I can definitely pay my student loans while still investing 15% into ROTH 401k which my current minimum is quite high, due to my refi amount to lower the interest the most.I am planning to soon start consolidating some of my non tax advantaged investment accounts toward my down payment and place that in an online high yield savings account.

I would add 1) read Brandon Turner's book on Rental Property Investing, he consolidated a lot of great information into one place that answers your four questions above and 2) choose which type of property you want to focus on and 3) start analyzing properties (do the math) for cash flow (if you are buy and hold), analyze at least 40-50 properties before you make an offer.

I want to know what are the benefits of doing a land consolidation?