Are you using hard money or have you built relationships with private money lenders?

Make 110% sure that you can complete the transaction (cash, HML, private investor).Set up escrow, and have the title attorney find out the total payoff amount, and to whom it is owed.

Something goes wrong they have a small loan in the middle of nowhere taking up a big amount of their time.If you are paying 15% to hard money lender maybe you should source a private lender at say 10% or so.I know most lenders on commercial won't touch a loan under 1 million, some under 2 million. 4.5 to 5% interest are premium rates in today's environment.If you could land a 6 to 7% for loans that small in those locations then likely doing well.

Your best bet is likely a local bank.

There are several local community banks who would enjoy hearing your story and could possibly refi all the properties for you in a single loan.Send me a private message and I'll be happy to make some introductions for you.

James Lindall I think your best bet might be a Line if Credit .

I live in a townhouse for which I paid cash. Then I formed an LLC for my REI’s. I’m thinking of a HELOC for short term deals/flips and was wondering the following...

1) Should I take out a HELOC on my townhouse or my...

if they advertise on any public medium then they are one in the same.. private lenders don't advertise and are those you know personally. 

I bet Waterbury would have been your second guess!

Flood risks are mapped out by FEMA and Flood Insurance is provided by the Gov't (National Flood Ins.) and recently by private Insurance companies.