In order to convert current home into rental and to come in under 50% DTI, I'd have to take out an interest only HELOC on our current home and consolidate $50k of consumer debt into it.We haven't owned our other 3 rentals long enough for the rental income to show up in our DTI calc.

Does it make sense to try and consolidate the CC / HELOC down so my CC's don't have maxed out balances and it will raise my CC score. 2.

Does it make sense to try and consolidate the CC / HELOC down so my CC's don't have maxed out balances and it will raise my CC score. 2.  

Then use 1031s to consolidated your holdings into fewer or bigger assets or assets that are passive and enjoy life.One other note about 1031 is that it may have value with the properties you own now in that if they are not the greatest performers you can actually access more cash equity from a sale than from a refi . 

If you've owned them for quite a while depreciation recapture could be a nasty "gotcha".You don't necessarily have to sell all the properties at once to make a consolidated 1031 possible. 

If you implement suggestion #1 and the fields get auto-populated this would be even more reason to consolidate everything to one page.5. 

@Todd Powell, you're right a contingent contract can be tough (but not impossible - it's worth the ask,  the larger the asset the more willing they can be) when trying to consolidate a portfolio.  

For 10+ years I've made most of my income from internet marketing (I've never had a "real" job), and I've done lead generation in some very competitive niches (home security, debt consolidation, etc.). 

They are more likely to do a portfolio loan where you can consolidate the properties on one note.I would avoid the national banks.

We’re consolidating to just one listing now that they are owned by the same company.