7.75 % for refi out of hard money into 30year rental loan.  179k total loan including 25k cash out.  2 points.  

generally, the best product you can use for a cash out refinance is a DSCR loan.

Also what are the interest rates on your current loans?

I also plan on applying my net rental income towards principal only payments to shorten the life of the loan.

DSCR loans could be a good option if you want to continue to grow your rental portfolio.

This is a follow up post to one I created yesterday regarding a DSCR loan.  

So could you take out the $50 you need in a term loan and also open a LOC large enough to cover any issues that arise?

Given your experience managing 138 doors, you already have a significant advantage in understanding tenant needs, property maintenance, and financial planning.Key tips:Focus on personal finances: Keep building excellent credit and maintaining healthy reserves.Financing: Explore loan options like conventional, or DSCR loans to maximize your purchasing power.Location: Research neighborhoods with strong Section 8 demand and landlord-friendly regulations.Due diligence: Analyze properties carefully, factoring in rehab costs, property management, and cash flow potential.Your expertise and willingness to learn put you in a strong position—best of luck!

Those lenders that can do construction loans or commercial fundings.

@Brandon Eike, on an investment property, most lenders will max out their loan at 75% LTV, which doesn't cover transaction costs, which are usually 5%-8% of the purchase price.