I'm wondering if anyone has any creative ideas for how I could consolidate 2 loans into one that MAY have a better rate.

And when hit certain pre-determined portfolio size, we flip strategy over to consolidation and start pouring profit's into the actual LT hold properties.

You have to also consider that over 85% of people who take out a Heloc end up doing a refinance in 3 years to consolidate the Heloc into one mortgage. 

Would prefer to consolidate the process as much as possible. 

As your real estate empire grows, consolidating loans into one could offer better terms and streamline management.Overall, your method of buying, living, and then converting properties into rentals is a strong, scalable strategy for building wealth. 

We were thinking about rolling them all into a commercial loan to consolidate and make it easier for the bank to lend to us.

And I would also run a consolidated portfolio IRR on both the old property and new property together to get a true picture.If you don't like the property you have. 

It consolidates a lot of your expenses because you're only dealing with one building rather than ten.  

There are provisions in the code that allow that.The key to a consolidation exchange is that you want to cluster the sales as close together as possible. 

I do have a handful of clients that have ended up using multiple CPAs just due to who their partners were on different deals, and even in those cases they almost always end up consolidating to a single CPA - taxes are enough of a headache without dealing with 3 different professionals who each only have a slice of the whole picture.If you are going to regularly be investing across the country, it doesn't hurt to work with a firm that has State and Local Tax (often referred to as "SALT") internal resources, though typically this does come from larger firms with larger fees.