If rates drop enough, there could be opportunity to refinance investment or multi family properties, reinvest into capital improvements or consolidate a portion of record consumer debt by tapping record equity.

My goal in this deal is going to be to consolidate to a single mortgage (to pay the HELOC back asap). 

Looking for ideas on how to refinance or consolidate roughly 250k into another loan while keeping my seller financing in place on the note.

The value of my property has gone up considerably since purchasing (great appreciation plus my improvements), so i'm thinking about doing a cash out refinance, paying off my HELOC/consolidating it into the mortgage, and using the remainder of equity take out as a down payment on an income property. 

At than "flipping the switch" too consolidation, selling off portion of portfolio to reap gains, to either pay down debt on chosen remainder of say ~10 unit's too $0.00 thus "turning-on" the "cash-flow-machine" from those remainder 10 units. 

If your in SBA,determine if you have enough equity and switch back to conventionaland consolidate all of your loans.

Weeding out the casual agent and underperforming broker will allow some needed consolidation in favor of excellent service/expertise who can do higher volume and reduce margins (ie commissions paid by homeowners/buyers).

Our lot allows a trailer to pull into our backyard which allows us more flexibility to do so.One item to add is if you have a sizable stock portfolio, you can use that as a portfolio equity line of credit much like a HELOC but instead of a property, you can use a different investment asset which might be a path for some without equity to borrow against their home.  401ks and stock investments especially if you consolidated with a major bank (Morgan Stanely, Schwab, Fidelity, etc). 

So, we don't have to keep consolidating everything each month.

Some differences between SFH and MFH (4+ units):-you will need a licensed architect-you will need a licensed M/E/P engineer-you will need a civil engineer for the usual grading/drainage, plus consolidating the 2 lots and/or the condo split for the townhomes-there may be other consultants required for landscape architecture, environmental studies, etc.