I was thinking it might make sense to set up a parent company of sorts to consolidate into one account.

Or a Tentative Map Waiver, with a lot consolidation parcel map...this would allow you to create 2 'condos'...that would both function like separate parcels instead of a normal condo.But as far as legally, simply separating the lot your parcel segregation is the route, and only works if you demo the buildings.

You might also be able to free up more residential loans if you consolidate several of your residential loans into a single commercial loan. 

Sure, you could purchase new properties that (should) have lower repair/CapEx in the short term, but you're also paying a higher price.Generally, consolidating and scaling is a good strategy for maximizing returns.

Tile costs are decreased if you can consolidate when the work is done at the site even if it is in different rooms. 

The last attorney I spoke with wanted $2400 to file chapter 13 (couldn’t do at the time, 6 months of saving from now on), then I’m still on the hook for the debt but basically in the form of a consolidation loan that would be required to be paid off in 5 years.

@Carolyn Leonforte this is awesome and ultimately there is no right answer.From the little information you provided and getting close to retirement, I'd start to get rentals closer to one another so it's easier to manager, so selling one 1031 it into something similar or bigger.I personally took out a HELOC on my properties so I could expand in my area and have immediate cash on hand then slowly sold off my SFRs when I decided to transition the portfolio to commercial.The third option is consolidate all your mortgages into one new mortgage since interest rates are low, which would give you access to cash for growth.

That is, 60% of excess cash to your debt and 40% to savingsAll excess cash should go to the loan if the interest rate is greater than 10%This get's a little funky when consolidating debt in a 0% interest balance transfer.

That's a cheap rate.What about doing a refi on property #2 to consolidate the debt and paying off your heloc?

We're planning to consolidate all properties into Vermont Mutual once we get the properties up to date.