Having challenges finding a good lender who can help with debt consolidation loan.

Sell all 9 houses and consolidated to one 1031 and put it back to 80% LTV by sell-buy action.

Lower seasoning period, better interest rates and you get to consolidate your debt. 

Another advantage is that you could always consolidate and refi with conventional.

This is going to fly in the face of biggerpockets.com culture, and it's outright heresy for a lender to say it, but have you considered slowing down and consolidating?

I also found out that when I consolidated the student loans (essentially refinancing them), I restarted the clock on the 25 years to loan forgiveness.  

Plus keep in mind 85% of people who take out a HELOC refinance it within the first 3 years to consolidate into their mortgage.

I told my tenant to stay and consolidate his paint( he is a CA state Licensed Painting Contractor)I have a feeling I can consult my NOLO Estate Planning and Trustee books for anything that has to do with Living Trusts.

Just about any lender I talk to says they will not do a Fannie Mae Homestyle loan (mortgage & renovation costs consolidated) unless it costs at least 100k.

Sounds like you need to rate/term refi on an investment property to no more than 80% LTV to consolidate existing loan and HELOC balance, and knock out PMI.