I need to consolidate some issues before tackling another 10 property run. 

But it is a common tool used by investors to mitigate risk from a potential market downturn by combining cash in a 1031 with outside cash to purchase and consolidate properties free and clear.  

@Misty Weaver and @Curt Smith gave excellent advice.If you have a 1st at 70% of payment, and the HELOC is 30% of payment, and the HELOC is not paying for home improvements but say debt consolidation,Ex) $100K house, $1000 market rent monthly1st mortg $700 per month owe $90K balance2nd mortg HELOC $300 per month owe $10KOffer to buy sub2 at $700 per month and seller contributes to paying the HELOC.When doing ANY deals with lease options, sub2, wraps, etc, and they have no equity, it is helpful to have a discussion onSelling with and Agent vs Renting vs Selling on TermsI use a 3 column method to describe the costs to sell with an agent.

let them know you are consolidating and paying down some debt.  

We currently have two management companies covering our rental properties and we are thinking of consolidating all into only one of them and halting business with the other but are not sure the best way to do this.

I am planning to consolidate in the future, though, once I stop moving around so much and will utilize a local bank at that time.

My main goal is to do no money down quick flips with the option of debt consolidation if nessecary to acheive any and all goals that the owner may have (within reason) and to have equity within the property so the interested investors still win with equity in the property.

I know you're busy, but is a great way to consolidate a LOT of networking down into one weekend, and get on your path, without getting a bunch of sales pitches. 

Josh,this was a great idea to consolidate all the best of the best in regards to LLC FAQ and having links direct to the specific threads!

Several years ago, she had to do some sort of bankruptcy as advised by her attorney, and was forced to do a consolidation.